Advanced Feasibility Study October 2008 Battersea Arts Centre Haworth T ompkins
Advanced Feasibility Study
October 2008
Battersea Arts Centre
HaworthTompkins
ArchitectHaworth Tompkins19-20 Great Sutton StreetLondonEC1V 0DR
Tel: 020 7250 3225Fax: 020 7250 3226
Services EngineersSkelly & Couch LLP31 Wentworth AvenueLondonN3 1YA
Contact:Tristan Couch
Tel: 07792 693 882
Structural EngineersPrice & Myers30 Newman StreetLondonW1T 1LT
Contact:Paul Batty
Tel: 020 7631 5128Fax: 020 7462 1394
Battersea Arts CentreLavender HillLondon SW11 5TN
Tel: 020 7319 4000Fax: 020 7319 4001
Quantity SurveyorsBristow Johnson & Partners89 Charlotte StreetLondon W1P 1LD
Contact:Lindsay Cornock
Tel: 020 7636 1036Fax: 020 7436 5347
Design Team
Theatre ConsultantsCharcoal Blue17 Short StreetLondonSE1 8LJ
Contact:Andy Hayles
Tel: 020 7928 0000Fax: 020 7691 0454
Acoustic ConsultantsPaul Gillieron Acoustic130 Brixton HillLondonSW2 1RS
Contact:Paul Gillieron
Tel: 020 8671 2223Fax: 020 8671 2402
BAC SPACE Team members:BAC David Jubb David Micklem Rosie Hunter Richard CouldreyAllegra GalvinHaworth TompkinsSteve TompkinsJoanna SutherlandHolly van de Coevering
Battersea Arts Centre Principal Elevation
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Stage C- Report: Contents
VisionIntroductionArchitect’s statementBAC statement Collaboration and processCollaborationTheatre, Participation, Events, SpaceIn house projectsConsultationBuilding ControlConservation Management StatementHeritage Partnership Agreement pilotDesign TeamSustainabilityM&E briefTeam RolesApproach to FundraisingLeaseProcurement CC Skills
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14141414161818182020222222222424
Description of the schemeAn approach to the buildingArchitectural plans and drawingsNext Steps Theatre Services Structure Acoustics
Health & Safety Cost
Appendices1. Conservation Strategy Sensitivity drawings2. WPG existing building survey3. Stage C- Demolition drawings
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133143155
Supporting BAC’s Playgrounding Projects
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Artists during The Masque of the Red Death
6
Fuzzy Surgery in The Fireplace Room
Vision
Introduction
Haworth Tompkins and Battersea Arts Centre (BAC)
have embarked on a long-term, phased redevelopment
of BAC’s home in Battersea’s old Town Hall. We
have developed a shared vision for a 21st century
performance environment in a 19th century public
building.
We seek to:
• improve the building for artists, staff and visitors
• provide equal access and make the building compliant
with current legislation
• install 21st century technology for users of the
space
• spend time and energy developing our plans
organically in partnership with artists and audiences
• rediscover the building as it was originally intended,
celebrating the architecture to create an extraordinary
found space.
We will make some architectural improvements in
sympathy with the building and its heritage. We will
only make improvements after testing our assumptions
and the potential benefits of these. We will treat the
building as a playground in which artist, audience and
architect will participate in a series of experiments
in order to develop the space together. We will apply
BAC’s theatre-making methodologies to our capital
project: ‘scratching’ space with low cost experiments
prior to significant and costly interventions, and
gathering feedback from artists and audiences that will
inform the decisions we make.
We want to encourage people to explore the space. A
great strength of the Town Hall as a home for BAC is
that it is not a theatre: a provocation for artists and
an adventure for audiences. We will resist the urge to
reconcile flow or resolve architectural idiosyncrasies.
We will keep the building open during our planned
capital programme and maintain artist and audience
engagement with the building works as they happen.
We aim to offer a vision for the future of flexible theatre
spaces in the UK.
7
The Prinicpal Stairs
8
Architect’s statement
Architect’s statement
This report builds on the thinking of the Fuzzy Logic
preliminary feasibility study, exploring the ways in
which the extraordinary architecture of BAC can
become an even more vivid and supple performance
environment for audiences and artists. The design
team and the BAC client team have developed the
core ideas of Fuzzy Logic through an intensive process
of consultation with artists, producers, statutory and
funding officers, local people and the BAC staff and
board members.
We have reaffirmed the principles of the Fuzzy Logic
study and, through collaboration and dialogue, built new
and unforeseen layers of richness and connection into
our early design moves. Throughout the consultation
process we have found that the idea of evolving a light-
footed, highly adaptable environment of connected
performance spaces through deft, minimally invasive
architectural additions has remained compelling. We
have been reassured by the degree of understanding
and enthusiasm with which the proposals have been
met and we are more certain than ever that our
collective approach is the right one for BAC.
The key principles remain:
• Increasing the sense of conviviality, welcome and
intrigue throughout the building.
• Re-vivifying the heart of the Town Hall to strengthen
the connection between the Lavender Hill building and
the Grand Hall.
• Increasing the coverage, compliance and ambition of
the public safety and access infrastructures.
• Increasing radically the technical capacity of the
building to support performance and protect the long-
term viability of the BAC.
• Making new physical connections and adjustments
within the found spaces to allow even richer artistic
possibilities within the building and opening up more
of the building as a viable performance environment.
• Making the building more sustainable through fabric
upgrades or repairs, more imaginative environmental
expectations and energy efficiencies in the technical
systems.
• Creating a genuine sense of ‘home’ for staff and
artists, including residential accommodation and
informal entertaining facilities.
• Creating a better equipped, more capable and more
efficient production workshop and a better get in to
streamline performance support.
• Connecting the building to useable outdoor public
spaces, strengthening the invitation of the BAC and
reinforcing connections with the neighbourhood.
• Allowing the maximum latitude for future
improvisations, explorations and non-permanent
interventions by artists, producers and BAC staff,
so that the building remains provisional, fresh and
surprising.
Working very closely, Haworth Tompkins and BAC have
developed the design to the point where a preliminary
scope of work and cost plan for the whole building can
be constructed. Because the alterations are designed
to allow the maximum number of performance
permutations in use, part of the design process has
involved un-coupling room names from specific uses.
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Workshop in the basement Artist during a Trashy event The Principal Staircase during a Trashy event
10
Rather, the original town hall names, acquired names
from past productions or new, non-specific names have
been adopted to de-classify the spaces and encourage
a less pre-conceived, more direct relationship with the
architecture. A strategy for a building-wide technical
infrastructure and a corresponding set of moveable,
performance and environmental hardware has been
developed to support a completely mutable definition
of performance, circulation, and support spaces.
The scope and overall cost has been quantified for
the first time and now needs to be evaluated in terms
of achievability. The next task is to explore options
for packaging and phasing the works so that the
building can remain open to the public, so that the
construction work can be programmed alongside the
other BAC work strands, and so that the scope of each
phase dovetails with BAC’s fundraising capacity. A
short list of possible building contractors have been
consulted both in terms of their ability to carry out a
phased programme of works and also in terms of their
willingness to engage with BAC at a level of shared
endeavour and genuine partnership - the results of
these early conversations is very encouraging.
Having consulted again with artists, staff and statutory
officers, the design and cost plan should be developed,
after which each work phase could be progressed
as a stand alone project, subject to building wide
infrastructural issues. We envisage a continuation
of the discursive, highly collaborative design process
up to the completion of stage D Scheme Design, after
which each phase would enter a more conventional,
more linear trajectory up to completion of the work
package on site. This will minimise cost risk due to
design change or programme over-run. It is likely that
the scopes of the contractor’s work will be tailored
to allow completion and adjustment of each project
phase post-contract by BAC, the design team and the
artists themselves.
This exploratory, provisional approach would allow
subsequent phases to be informed by the ways in
which artists and audiences respond to a new ‘existing’
condition, and corresponds closely with BAC’s ‘Scratch’
methodology for developing new performance work. An
early project will be the conversion of the Grand Hall to
a temporary 450-seat performance space in the spring
of 2009.
Steve Tompkins
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White board design sketches
Fuzzy SurgeryFuzzy Surgery in the courtyard
Fuzzy Surgery lunch Design sketches during Fuzzy Surgery
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BAC statement
BAC Statement
Battersea Arts Centre has been based in the old Town
Hall since 1980. Wandsworth Borough Council has been
responsible for managing the building during all that
time and has invested millions of pounds in its upkeep.
In 2006 the senior management team of BAC talked with
Nick Starr (BAC’s Chair and Executive Director of the
National Theatre) about a desire to develop the building
and open up the one acre site for greater use by the
community, by artists and audiences. Nick introduced
BAC to Steve Tompkins of Haworth Tompkins. It quickly
became clear that there was a parallel track between
Haworth Tompkins’ architectural practice and BAC’s
work as developer and producer of new theatre. This
introduction sparked conversations about an artist and
audience centred approach to developing ideas for the
space.
In January 2007 BAC faced a major funding crisis when
Wandsworth Borough Council announced plans to
withdraw cash and in-kind funding. BAC briefly explored
relocation but quickly concluded that the organisation’s
Design development discussions
Historical research
BAC staff office
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Artists during MORDProp making in the Dark RoomRecreation Room during MORD get in
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Collaboration and Process
success was, in part, due to the Town Hall as a found
space in which artists developed new approaches to
theatre making. BAC and Wandsworth Borough Council
embarked in a series of discussions regarding the theatre’s
future in the borough, after momentous vocal support for
BAC from every section of the local community. During
this time, BAC also co-produced The Masque of the Red
Death with Punchdrunk that was seen by 46,000 people
and successfully articulated the potential of the building.
The show marked the beginning of a process BAC calls
“playgrounding” that places artists and audiences at the
heart of developing the old Town Hall space.
In April 2007 BAC’s annual funding from the Council was
reinstated and the organisation signed a new 125 year
lease on the Grade II* listed old Town Hall, embracing
full responsibility for managing the building and the site.
The next step for BAC is to secure the organisation’s
long-term sustainability in the Town Hall by developing
the space for greater use by artists, audiences and
greater income earning opportunity for the organisation.
BAC’s collaborative partnership with Haworth Tompkins
Architects presents BAC and its community with a
unique opportunity to transform its home into a 21st
century flexible performance and events environment,
placing the users of the space at the heart of the process
of development.
Collaboration
Haworth Tompkins and BAC have evolved a working
methodology that embeds BAC staff in the design team
and engages Haworth Tompkins’ team members in the
programming process at BAC. The intention is for the
design team to work as artists and for staff, artists and
audiences at BAC to gain a unique perspective on the
design process.
The intention of the collaborative process is to give
room to experiment: to have ideas, then better ideas,
then excellent ideas. Haworth Tompkins and BAC
are committed to investing heavily in the early design
phases in the belief that the more time spent exploring
design options and experimenting with low cost ‘scratch’
solutions, the more successful the transformation of
the building will be. The phasing of the project over
five years will further enable this approach. Haworth
Tompkins and BAC’s approach to the project requires
a reconsideration of conventional architecture process.
The idea is to adopt elements of conventional process
where beneficial, and where necessary, seek new ways
of working between project partners to further facilitate
the engagement of artists, audiences and staff.
The collaborative process has been recorded through
a mixture of transcripts, audio and video recordings
from the first conversation between Steve Tompkins,
David Jubb (Joint Artistic Director BAC) and Felix
Barrett (Director of The Masque of the Red Death.) The
process is now being researched by an MPhil student
at Cambridge University’s Architecture Faculty under
Professor Alan Short, and will be further explored in late
2009 at an architecture conference at Central School
of Speech and Drama, by which time there will be an
opportunity to review progress as part of the ongoing
development of the collaborative process.
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These drawings form part of a series of preliminary sketches by the design team. They
facilitated important discussions about aspects of the design such as the opening up
of the ground floor public space and a fluid connection of performance space on the
first floor. The Lower Ground plan shows an early proposal for a temporary theatre
in the Grand Hall.
Ground floorGrand Hall Ground floorLower Ground
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Theatre, Participation, Events, Space
Until this project BAC operated three core, increasingly
interlinked programming strands: Theatre, Participate
and Events. Since beginning this project a fourth
programme strand has emerged at Haworth Tompkins’
suggestion: the Space Programme. The idea is that
planning of activities in the Space programme happens
alongside the planning of the Theatre, Participate and
Events programmes. By adding the Space Programme
BAC staff have been encouraged to think about the
building as a whole and curate work that complements
and impacts other strands.
Design Team
The design team for the project comprises a range of
specialist consultants including Haworth Tompkins, Skelly
& Couch - Services Engineers, Price & Myers - Structural
Engineers, Charcoal Blue - Theatre Consultants, Bristow
Johnson & Partners - Cost Consultants and Paul Gillieron
- Acoustic Consultants. The team have worked closely
on projects concerning arts and performance buildings
in the past and bring a wide range of expertise to the
project.
Design Team meetings play a crucial part in the
development of the project. These have been intense
weekly sessions in the development of this stage of the
project’s design. Meetings are generally held at Haworth
Tompkins’ offices but site visits and explorations of the
old Town Hall have also formed a large part of the team’s
work.
Team Roles
BAC has created a Space Team to lead the organisation
through a complex capital project. The Space Team
comprises:
• Head of Production and Premises who heads up the
Space Team, leads on the relationship with Haworth
Tompkins, manages the overall capital project and
project manages all in-house elements of any capital
works.
• Joint Artistic Directors who lead the theatre, participate
and events programmes at BAC seeking opportunities
for creative collaboration with the Space Team, providing
Artistic Direction for all decisions with regard to the Space
Team and building design.
• Executive Director who manages the relationships
with all statutory authorities regarding BAC’s capital
programme and unifies the long-term vision for
the development of the Old Town Hall with BAC’s
responsibilities under its lease.
• Space Team Coordinator who manages the
Space Team’s time and priorities and the on-going
documentation of the project
In House Projects
In House projects are building projects managed by
BAC’s Space team with support from Haworth Tompkins
and the design team. In House projects have evolved
through a desire to test ideas before investing in
permanent solutions. The first In House project was a
series of works across the Town Hall in preparation for
The Masque of the Red Death supported by the wider
design team.
So far In House projects have addressed areas of the
building which have accreted, over the years, removing
various partition walls, laminate flooring, layers of
municipal paintwork and attempted to return these areas
to a more original state, improving key spaces for further
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1983 illustration of the Principal Staircase Town Hall Road sketch ideas
Design sketch looking at possible ways of using Town Hall Road; exploring the
potential for expansion into temporary or permanent structures and the idea of
creating a landmark by mooring a boat alongside the building.
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use for all BAC’s activity. The In House project for The
Masque of the Red Death:
• relocated a large number of staff to a refurbished
kitchen office
• improved electrical provision to the Grand Hall
• opened up fireplaces
• removed all asbestos from the building
• opened the first floor as an interconnected performance
environment
In House projects are a valuable early insight into the
potential of the spaces as the design develops. They also
allow staff and artists at BAC to influence and have an
involvement in the early stages of the transformation of
the building.
Consultation
Collaboration and consultation are a central part of
Haworth Tompkins and BAC’s approach. The Fuzzy
Surgeries were a series of consultation meetings that took
place at BAC in June and July of 2008. Seven sessions
were held, attended by around 45 members of the
BAC community including staff, artists, local residents,
members of BAC’s young people and participatory
programmes, workshop leaders, resident companies
and members of the wider Battersea community. At
each session Steve Tompkins and his team, David
Jubb and David Micklem (Joint Artistic Directors BAC)
and the BAC team would sit down in a different room
and share a meal with the guests. These meetings were
held to get input from a wide range of people who use
the Town Hall. Topics covered during these sessions
included Home, Access, Building Vision, Participation
and Playgrounding. These sessions were designed to
feed directly into the current design phase of the project.
Each session was recorded on camera and notated. All
participants were sent follow-up emails and asked for
any further thoughts.
Haworth Tompkins and BAC have begun a consultation
process with John Webb and Wandsworth Council’s
Conservation team and Kate Emmerson, the building’s
English Heritage officer. The Victorian Society, Battersea
Society and the Survey of London have been engaged
in tours of the building prior to a formal consultation
at submission of planning applications. All BAC’s
immediate neighbours received a letter from BAC in
August inviting them to the first of a series of consultation
meetings about BAC’s development.
Building Control
An initial meeting with a Building Control officer from
Wandsworth Borough Council has taken place to obtain
early input on the proposals with regard to Building
Regulations and Health & Safety.
Conservation Management Statement
Haworth Tompkins and BAC have jointly researched and
prepared a Conservation Management Statement. The
need to preserve and enhance Battersea Arts Centre
is a continuous, ongoing process. Conservation of a
building must take into account a continuing need for
maintenance and alterations required over time.
The Conservation Strategy is to be developed and agreed
upon in collaboration with Wandsworth Borough Council
Conservation Department and English Heritage. A broad
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Early design sketchesMembers of the design team
20
strategy and policies are being developed to ensure
the appropriate maintenance of and protection of the
existing built fabric. There is a Schedule of Building
Fabric, which lists the areas for Conservation Strategy.
Assessing significance and developing policies will be
carried out as and when needed and in agreement with
Wandsworth Borough Council and English Heritage. See
Appendix 1 for the Sensitivity drawings prepared for the
Conservation Strategy.
Heritage Partnership Agreement pilot
BAC, Haworth Tompkins, English Heritage and
Wandsworth Council (as both planning authority and
freeholder) are exploring the potential for BAC to become
a pilot Heritage Protection Agreement in advance of the
impending new Heritage Protection Bill. This would
implement a partnering approach to the conservation
and development of the building. Heritage Partnership
Agreements (HPAs) are a development of management
agreements that are possible under existing legislation.
They offer a simplification of the administration of
statutory controls by providing pre-agreement on how
various classes of mostly minor works will be carried out,
thus removing the need for a long series of individual
specific consents. (Heritage Protection Review, April
2006: http://www.culture.gov.uk/images/consultations/
hrp_breport_eightpilotprojects.pdf covering 8 pilot
projects under the scheme).
Sustainability
Haworth Tompkins and BAC aim to develop a fresh
vision for a sustainable building at Battersea’s old Town
Hall. A key part of this vision is to consider seasonal
programming across BAC’s activity strands that respond
to annual climate. The building project will therefore
set out a brief to the design team that offers freedom to
deviate from standard heating, cooling and light levels.
This is partly due to a desire to use responsible amounts
of energy and partly an artistic imperative: the aim for
the building is for it to continue to be an adventure for
users; a space created in 1893; there is a deliberate
design intention to not make it feel like modernised. It is
anticipated that some rooms will be heated and cooled to
enable year round use but the majority of rooms across
the building will be used seasonally, exploiting the
Victorian attitude towards the country house. In winter,
users will be encouraged to wear more layers, borrow
from a supplied stock of jumpers and scarves and
where possible original fireplaces will be opened up and
smokeless fuels burned. In summer, methods of natural
ventilation and air-cooling will be applied.
BAC will become an exemplary recycler of materials,
from bottles in the cafe, to batteries, computers, to wood
for theatre sets. Organic waste will be composted in a
garden in which BAC aims to grow fresh produce for the
Café Bar. BAC aims to reduce our water usage. Wherever
possible BAC will purchase second furniture for offices
and our cafe. BAC will only purchase consumables
from sustainable sources. Food and drink in the cafe
bar will be purchased from local suppliers, organic if
economically viable, and from sustainable sources.
BAC will encourage staff and visitors to cycle to work or
use public transport. Car use will be discouraged. Travel
by plane will be discouraged unless there is no realistic
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Octagonal HallPrinicpal Staircase New Landing staircase
22
alternative. BAC wants to consider the sustainability of
its staff, aiming to retain staff longer, improve the work /
life balance across the organisation, ensure annual leave
is taken, improve pay and conditions for employees.
Haworth Tompkins and BAC will create a specific M&E
design brief to enable BAC to be explicit about where the
organisation is happy to divert from Design Standards
and ensure there is a unique and transparent set of goals
for M&E.
Approach to Fundraising
BAC has embarked on a fundraising strategy that has
currently secured £276,000 of capital investment,
£425,000 of revenue investment related to organisational
goals supporting the capital works and an in-principle
grant offer of £500,000 from the Big Lottery Fund.
BAC has begun building relationships with a number
of Trusts, Foundations and statutory bodies aiming to
secure significant grant commitments that has led to two
invitations to apply for a total of £600,000 and interest
from a target list of around 30 potential supporters.
In total our capital strategy aims to secure in the region of
£12,610,000 over the next three to five years alongside a
phased programme of works that will achieve efficiency
for BAC and value for donors. An associated individual
giving programme will run alongside the grant fundraising
work to ensure that BAC stakeholders play a significant
role in the development of the building and have a sense
of ownership over it as it develops. BAC recognises that
in a period of economic uncertainty a degree of flexibility
must be built into the programme of works, the phasing
of the building project is well matched to this necessity.
Lease
On 1 April 2008 BAC took on the lease of the old Town
Hall building for 125 years with full responsibility for
maintenance and repairs. The lease agreement includes
restrictions in the user clause and requirements
on levels of arts and public events to safeguard the
building’s central role in its local community as an arts
centre and public hall. It also commits BAC to a series
of refurbishment works within the first ten years of the
lease.
Procurement
The planned procurement route is a Partnering
agreement with a Contractor who will be selected through
a restricted tender process with at least three Contractors
invited to tender. The outcome will be a firm fixed price
for Phase 1 and a formula to agree further stages in the
project through open-book tendering. Advance work has
already commenced, with the project Quantity Surveyor
already working in partnership with two contractors who
may be invited to tender to inform the budget estimate,
particularly in the areas of preliminaries and site costs.
In the selection & appointment of a contractor for the
works, BAC will take account of both the price returned
for the works and also the method of working alongside
the organisation. While value for money remains a
key priority for the scheme, the contractor’s working
method is particularly important since the old Town Hall
is a living building in current use by artists, staff and
community groups who would struggle to relocate their
activities during a long closure and which contribute
income streams vital to BAC’s business plan. Parts of
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1983 illustration of the Octagonal HallThe Octagonal Hall today
24
the building are therefore to remain open throughout the
works, with agreed areas sealed off as necessary.
CC Skills
BAC has initiated a relationship with the Sector Skills
Councils, specifically the Creative and Cultural Skills
Council. CC Skills is passionate about raising skills
in the creative and cultural sector. BAC and CC Skills
are discussing BAC’s Playgrounding process and
the relationship with Haworth Tompkins Architects.
There is an opportunity to develop the skills of creative
technicians and production managers at BAC during this
unique project, that offers individuals the opportunity
to “see behind the lighting rig” and create a cohort of
up to 50 highly skilled and flexible individuals with an
appealing mix of technical, production, architectural and
design skills.
The Grand Hall during MORD
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Historical changes to the built fabric
First floorGround floor
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Description of the Scheme
An approach to the building
Battersea Town Hall is a handsome, pleasingly
unfashionable building, designed with great care and
craftsmanship. The sloping, slightly cranked site and
multiple entrances generate natural complexities of
plan and section which cut into the broadly symmetrical
arrangement of rooms, whilst a robust palette of tactile,
durable materials and confident detailing prevent the
decorative set-piece spaces feeling too delicate. As a
team we have sought to understand this remarkable
building and the riches that lie within.
In developing this outline scheme collaboratively with
BAC, we have embarked on an organic briefing process,
which started with the fuzzy surgeries and the space
team sessions. We identified opportunities, outlined
aspirations for the project, and used these successive,
repeated layers of consultations, proposals and responses
as a means of evolving the building. The ideas presented
below will continue to be tested over time as we progress
the scheme in more detail.
An intense series of design team meetings followed on
from the briefing process and in turn expanded the
detail of the project brief. In mapping BAC as a ‘found’
environment, we developed our understanding of the
complexity of “plug & play” needs (whereby found
spaces can easily be commandeered for performance
with temporary technical hardware plugged into a
building wide technical infrastructure), tested out new
locations within the building for administration / technical
production teams (thus freeing up valuable performance
spaces), and explored how we could imaginatively
improve access and connections across the building.
The outline design scheme describes the following
interlinked elements of the project:
• Home – accommodation, administration, production,
hearth
• First floor promenade of flexible spaces
• Reinstating the central court – access, light, roof
garden
• Grand Hall and Town Hall Road
• Permanent/Plug & Play infrastructure and fabric
upgrade
• Technical production wing
Outline Design
Researching documentation on the original architect
Mountford’s 1893 design and the subsequent
modifications soon after (see Conservation Management
Statement) has led to a clear understanding of the
original Town Hall room layouts. In many instances we
are stripping back more recent accretions to return the
building to a simpler set of interconnected rooms. However
there is a complexity driven by the need to service these
rooms and provide BAC with a much-needed technical
infrastructure to enable artists the flexibility they require.
Another strong drive has been to make the building as
accessible as possible so that disabled people can take a
full part in promenade performances, with the aim being
to offer the same quality of experience to everyone. This
has led to a core intervention central to the scheme,
reconfiguring the least satisfactory part of the existing
building and minimising impact on the sensitive listed
fabric.
At the hidden centre of BAC sits an existing courtyard
silted up over the years with lean-tos and extensions,
and yet in Mountford’s original scheme this central court
provided generous natural light to the wide circulating
corridors. It is proposed to enlarge the courtyard to
these original proportions with it becoming a shared
outdoor terrace and performing space at the heart of the
building.
27
Context
Town Hall Road
Theatre Street
Lavender Hill
28
Connected directly to this new courtyard, on the central
axis of the building, a room-sized, passenger and goods
lift has been introduced, linking the various primary
levels (including the Grand Hall and Second Floor),
strengthening connections and enlarging the creative
potential of the building significantly. At first floor level
an open Loggia overlooks the courtyard, and connects
the new lift to the Grand Stair.
The courtyard creates a powerful link between a series
of ‘Home’ spaces (living, eating and sleeping areas for
artists and staff) to the East and the technical wing to the
West. Under the Courtyard, at basement level, provision
has been made for storage and Grand Hall toilets.
From Town Hall Road a double height, fully accessible
entrance, adjacent to the ‘Home’ space links directly
to lift and the heart of the building, leading into the
technical workshops.
The courtyard and lift rise to the second floor
accommodation, where a new roof garden sits between
the East and West roof wings of the building. Additional
sleeping spaces for Home sit alongside ‘The rafters’
performance space and are flexible in use, facilitating
‘plug & play’ or providing smaller office spaces as and
when needed. Administration / library accommodation
has been created within the Town Hall’s West facing
roof space. The garden connects externally to a first floor
bridge link between the Red Stairwell and the Grand
Hall. This additional circulation between spaces and
levels greatly enhances the theatrical possibilities of the
building.
The entire first floor now facilitates the largest “plug &
play” zone. Returning in part to the original room layouts,
new doors have been introduced to link this matrix of
ceremonial rooms and the grand gallery as a continuous
accessible promenade space. The former Banqueting
Hall (currently sub-divided) has been opened up
and being grand in scale it provides another large
performance space.
Within the Town Hall building both the first floor ‘Council
Chamber’ and the ground floor ‘General Office’ remain
as permanent performance spaces. The ‘Recreation
Room’ on the first floor will become a new permanent
performance space for an audience of 50. Both the Grand
Hall and Lower Hall will be provided with permanent
infrastructure in addition to ‘plug & play’. A more detailed
description of each space is included below.
Removing the traditional distinction between front and
back of house, performers spaces are as flexible as
possible with portable preparing modules / dressing
rooms and demountable partitions. At first floor the
varying scale of interconnected rooms allows the smaller
rooms to ‘serve’ larger performance space in different
configurations. Two clusters of Unisex toilets and shower
facilities on each floor can be used by the audience and
performers alike, but could be separated if required.
Entering BAC from Lavender Hill a stone plinth raises the
ground level, with ramps both sides and a central stair,
emphasising the main Town Hall Entrance and easing
access for all. Café tables can sit outside this entrance
animating the frontage and creating a more welcoming
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Architectural drawings
Lower Hall
1 Entrance/Reception2 Office3 Office4 Lower Hall5 Sub Station6 Chair Store7 Store8 Lower Hall Kitchen9 Plant10 Office11 Office12 WC & Shower
permanent performance plug+play primary plug+play circulation thoroughfare office/front of house tech/storage wc/shower kitchen
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arrival. Once entering the Town Hall, the archways either
side of the entrance lobby have been opened up and
lead into the box office and family room. This will flood
the entrance lobby with more light and creates strong
visual connections with the grand stair and Café.
The bar and café will spill into the ground floor
arrival spaces, merging with the grand staircase and
counteracting the potentially intimidating formality of
the architecture. As the new patterns of use are better
understood from first hand experience, the public arrival
spaces will evolve organically and the end result will be
a far more welcoming, vibrant gathering place for eating
and drinking, meetings and the day-to-day comings and
goings of the BAC.
The Grand Hall building to the North comprises the
Lower Hall at Basement level, the Octagonal Hall and
the Grand Hall on the Ground floor. The Grand Hall is
BAC’s largest dedicated events and performance space,
and improving its fabric and technical infrastructure
(see below) and supporting facilities will enable a greater
range of events and theatre to be housed. Access is via a
new ramp into the existing Grand entrance archway’s, or
through the new level entrance from Town Hall Road.
The Grand Hall bar / café will spill out into the Octagonal
Hall and along the large West facing corridor. The bar
(and box office) will be flexible to allow configurations
to suit different events. Back of house facilities for the
Grand Hall have been improved and made accessible
by the provision of a platform lift. Two dressing rooms to
either side of the stage have been reconfigured providing
two toilets, two showers and dressing table areas for
artists. A get-in from Theatre Street has been facilitated
by new and enlarged door openings in the Grand Hall
bar and kitchen. Large doors in the end wall of the new
technical production wing in the Rate Collecting Hall
makes it possible for vehicles to load or make deliveries
inside the building. Toilet facilities have been increased
to serve the audiences of the Grand Hall, located in the
centre of the building adjacent to the lift.
The spaces surrounding the Lower Hall have been re-
organised to maximise the office space available for
BAC and resident companies. Unisex toilets, showers
and catering facilities (for staff and the Lower Hall) run
along a new corridor that links the excavated chair store
(a hidden plug & play space) to further storage provision,
and provides new openings into the Lower Hall (see
below).
The approach to the decorative fabric of the building
will evolve over time. Recent painted decoration and
architectural lighting will be stripped back or replaced
to establish a more ambiguous, more provisional palate
of texture and colour, more able to absorb different
performance landscapes without major alteration
or masking. Much of the show-specific decoration
and patination will be retained as the baseline for the
following year’s projects: the aim is not a faithful historic
recreation, but a supportive environment for making and
presenting work. As other artists begin to work within
BAC, opportunities for permanent interventions will
present themselves.
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Grand Hall
1 Dressing room 2 Grand Hall 3 Box Office 4 DM’s Office 5 Tell Tale Heart & Skull Room 6 Old Workshop 7 Kitchen Cellar 8 Crypt 9 Elec Intake Room10 WC 11 Tech/Storage 12Rate Collecting Storage 13 Rate Collecting Hall 14 Room sized lift 15 WC 16 Grand Hall bar & kitchen 17 Dressing Room 18 Stage 19 Octagonal Hall 1
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The Fireplace room during MORD
Home
An important aspiration of the brief is for the entire
building to be available for artists, audiences and staff
to explore in new ways. Part of that exploration should
include the possibility of residencies, overnight stays and
a more unfolding, more ’domestic’ engagement with the
spaces.
The idea of ‘Home’ is a series of spaces for both artists
(resident and non-resident) and staff (BAC and friends)
to provides quiet, private space for contemplation,
and social space - ‘the hearth’ – for cooking, meeting,
relaxing and entertaining. Home should feel domestic,
but in a heightened way - a privileged passage of time to
dwell in the building, to enjoy its qualities out of hours, to
eat, drink and talk.
Situated within the West Wing at ground and lower
ground level, Home can have it’s own private front door
directly off Town Hall Road, but will also have a strong
connection with the adjacent double height entrance
that will allow the social spaces of home to expand when
desired, and has ‘plug & play’ flexibility that enables
activity to spill out on to Town Hall Road. There is room
for bikes and personal storage at ground floor.
The refectory Hearth (adjacent the kitchen) around the
life of the fireplace and kitchen table remains as base
camp throughout the day and night. It can be self-
contained or open out onto the central court, and is
attached by a stair running up through the first floor ‘plug
& play’ to the attic sleeping rooms above.
A network of glowing ‘candle’ lights (battery powered
and rechargeable by PV cells on the roof), could light
the building to a minimum nighttime level and invite
artists to explore the deserted circulation spaces en
route from the Hearth to their respective bedrooms.
Some bedrooms could ‘roll up’ by daytime, using fold up
beds and hidden cupboards, so that the minimum space
is permanently taken for the Home project and yet it is
integrally enmeshed with the daytime activity of BAC.
Technical Production Wing
At the North end of the West wing, as the Town Hall
building steps back to the Grand Hall (former Rate
Collecting Hall), a new double height technical space
is accommodated, proposing a Theatre Street get-in
directly into the workshop. The workshop connects by lift
to all levels, and the technical production office overlooks
the space at first floor level.
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Ground floor
1 Sanitary Office dressing room 2 Sanitary Office 3 Kitchen 4 Bar 5 Café 6 Waiting Room 7 Foyer 8 Auditors & Waiting Room 9 General Office 10 G.O. dressing room 11 Rating Assessment Office 12 Trade Accounts Office 13 WC & Shower14 Court 15 Room sized lift 16 WC
permanent performance plug+play primary plug+play circulation thoroughfare office/front of house tech/storage wc/shower kitchen
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Design for a Plug + Play ventilator
Plug & Play
Envisaging the whole building as a theatre, the concept
of ‘plug & play’ enables the flexible use of spaces,
distributing a technical infrastructure, and providing
portable units / components to fit-out rooms as needed:
• Lighting & sound boxes to plug into and distribute
cabling.
• Internally wired bars with lengths to be configured to
suit productions.
• Plug-in mechanical extract.
• Shutters for acoustics and blackout.
• Tabs for acoustic curtains and blackout.
• Dressing room pods / stacks.
• Home pods - sleeping and desk.
Performance Spaces with permanent infrastructure
Lower Hall – occupancy 250
Directly opposite the windows and echoing their
proportions, new doors openings have been made into
a corridor connecting to toilet and catering facilities. The
get-round flexibility opens up performance possibilities,
and alleviates the current ‘hemmed in’ feel of this existing
lower ground space. The Lower Hall is often used for
family events, and these will be able to spill out onto a
new level entrance courtyard off Town Hall Road.
Grand Hall – occupancy 800
The scale and character of the hall is impressive, but this
scale also challenges its use as a performance space.
New technical infrastructures, and mechanical ventilation
will enable greater flexibility for the space. To facilitate
greater flexibility for different staging configurations it
is proposed that the first floor level balcony is removed
and new large openings are made from the ground floor
corridors into the Grand Hall.
The roof will be strengthened to allow greater loadings,
and acoustic improvements to prevent breakout noise as
well as absorption within the Hall will greatly enhance its
possibilities as a hireable events space
Council Chamber – occupancy 200
The Council Chamber will regain more of its former
character by moving away from its current incarnation
as a black box theatre studio. Black emulsion paint will
be stripped from the moulded ceiling and the original
perimeter oak panelling will be revealed. Tabs will be
used instead to darken the space for theatre productions
along with new acoustic window shutters, which will
allow for natural light and ventilation. An upgrade of
theatre technical systems will improve the performance
capabilities and a new mechanical ventilation system will
ensure the comfort of future audiences. A flexible seating
system, part of a wider strategy for the building, allows
for a greater range of seating configurations. A dedicated
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First floor
1 GH balcony 2 Sedum roof3 Madeleine’s dressing room 4 Recreation Room 5 Committee Room 6 Members Cloakroom 7 Members Library 8 Council Chamber 9 Dressing Rooms 10 Town Clerk 11 Fireplace Room 12 New Committee Room 13 Banqueting Hall 14 Room sized lift 15 WC 16 External passageway17 WC 18 Principal Stairs
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preparation space and dressing room facilities for artists
is provided adjacent to the Council Chamber.
Recreation Room – occupancy 50
A new designated performance space with high ceilings
and windows on both sides allowing good natural cross
ventilation. Plug and play components allow for blackout
and mechanical ventilation as and when required.
General Office – occupancy 70
This studio theatre remains a black box with an
independent entrance from Theatre Street. It receives a
general overhaul to improve its technical capacity and the
comfort of performers and audience. A new mechanical
ventilation system is installed. Control box facilities are
made accessible by the provision of a new platform lift.
Dressing room facilities are improved by the addition of
a new toilet and made accessible by their relocation on
the ground level.
Town Hall Road
Town Hall Road borders the old Town Hall building to
the East and North elevations. Under BAC’s lease from
the Wandsworth Borough Council they have private use
of the street whilst the footpath remains a public right of
way. The road presents BAC with many opportunities.
Haworth Tompkins are investigating with BAC the best
use for the street in the future development of the
building. BAC intends to ‘scratch’ the road over the next
year by holding events such as book fairs, markets and
street parties. Close coordination with the Council, Traffic
and Highways authorities will be necessary to ensure
the success of any future alternative uses or change of
use of the road. Potential uses - including allotments, a
garden or expanded production facilities.
Example of offices in containers
Possible expansion into Town Hall Road
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Second floor / roof
1 Porter’s Mess Room 2 The Rafters 3 Ridiculusmus 4 Nurse’s Room 5 Assistant Nurse 6 WCs and Showers 7 Dimmer Room 8 Public Gallery 9 Cinema 10 WC 11 Offices 12 Goldbug Room13 Roof Garden 14 Room sized lift
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Grand Hall Scratch seating designGrand Hall Scratch temporary theatre
Lavender Hill entrance
An idea evolved from the Fuzzy Surgery consultations is
to engage artists to invigorate the main entrance of the
building on Lavender Hill. A potential ‘fourth plinth’ style
project is evolving where artists will be enlisted to tackle
the perceived problems of the entrance in order to make
it more enticing.
Grand Hall Scratch
In parallel with the stage C minus design work, a project
for the conversion of the Grand Hall to a temporary
450-seat performance space has been developed by
the design team. This includes the provision of a raked
seating system, rigging facilities and new openings in the
flanking walls of the Hall.
Recreation Room
The Recreation Room is one of BAC’s In House projects
managed by the BAC Space team to transform a multi
purpose room on the first floor of the Town Hall building
into a studio theatre. The input of the design team on
this project has been predominantly by the Structural
Engineers and Theatre Consultants who have advised on
improving rigging capability.
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Sectionspermanent performance plug+play primary plug+play circulation thoroughfare office/front of house tech/storage wc/shower kitchen
1 Council Chamber2 Principal Staircase3 WC4 WC 5 Elec intake room 6 Tech/Storage 7 Court8 Room sized lift9 GH bar & kitchen10 Grand Hall 11 Chair store 12 Lower Hall13 Reception
1 The Rafters2 Recreation Room3 Sanitary office4 Court 5 Office6 New Committee Room 7 Trade Accountant’s Office8 Rate Collecting Storage
1 Lower Hall2 Grand Hall3 GH balcony4 Office
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Lower Hall Grand Hall
These diagrams show the proposed use of the spaces
on each floor divided into eight different categories.
Permanent performance describes areas dedicated to
performance where a permanent technical infrastructure
will be provided. Plug + Play performance indicates
a flexible space where a technical infrastructure is
provided when needed. Plug + play circulation defines
areas of the building primarily used for circulation but
which can also plug in to a technical infrastructure for
performance. Areas designated Office / Front of house
indicate BAC staff offices, resident companies or box
office and reception areas.
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Ground First Second
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South elevation
East elevation New level entrance
New ramped access
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Elevations
North elevation
West elevation
Original entrance to be reinstated
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Area Schedule
Lower Hall m1 Entrance/Reception 102 Office 263 Office 114 Lower Hall 1836 Chair Store 977 Store 328 Lower Hall Kitchen 810 Office 6211 Office 3612 WC & Shower 30Circulation 119
2Grand Hall m1 Dressing room 272 Grand Hall 4783 Box Office 64 DM’s Office 165 Tell Tale Heart Room 436 Old Workshop 447 Kitchen Cellar 348 Crypt 2910 WCs 3311 Tech/Storage 5912 Rate Collecting Storage 5513 Rate Collecting Hall 6514 Room sized lift 1315 WCs 2316 Grand Hall bar/kitchen 5917 Dressing Room 2518 Stage 7019 Octagonal Hall 70Circulation 387
Ground Floor m1 S.O. dressing room 162 Sanitary Office 633 Kitchen 414 Bar 355 Café 766 Waiting Room 327 Foyer 1508 Auditors Room 319 General Office 7710 G.O. dressing room 3211 Rating Office 6612 Trade Accounts Office 3813 WCs & Showers 3514 Court 7316 WCs 24Circulation 220
First Floor m1 GH balcony 483 Madeleine’s room 274 Recreation Room 885 Committee Room 456 Members Cloakroom 257 Members Library 768 Council Chamber 1689 Dressing Rooms 7810 Town Clerk 2411 Fireplace Room 19.512 New Committee Room 67.513 Banqueting Hall 150.515 WCs 32.517 WCs 27Circulation 306
Second Floor m1 Porter’s Mess Room 252 The Rafters 913 Ridiculusmus 144 Nurse’s Room 145 Assistant Nurse 146 WCs and Showers 257 Dimmer Room 288 Public Gallery 109 Cinema 7510 WCs 2111 Offices 14413 Roof Garden 85Circulation 144
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Lower Hall Grand Hall Ground First Second
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Next steps
Having consulted again with artists, staff and statutory
officers, the design and cost plan should now be
developed, after which each work phase could be
progressed as a stand alone project, subject to building
wide infrastructural issues. We envisage a continuation
of the discursive, highly collaborative design process up
to the completion of stage D Scheme Design (possibly
funded on a time basis rather than a more conventional
percentage basis to encapsulate the non-linear nature of
the process), after which each phase would enter a more
conventional, more linear trajectory up to completion of
the work package on site. Design team fees could then
revert to percentage based figures from hereon. A high
degree of discipline will be needed to switch between
these two, quite different states of mind for each project
phase.
This approach will maximise the opportunities for
experimentation but minimise cost risks due to design
change or programme over-run. It is likely that the
scope of the contractor’s work will be tailored to allow
final completion and adjustment of each project phase
post-contract by BAC, the design team and the artists
themselves. Grand Hall
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Theatre Consultants ReportCharcoal Blue
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Production And Technical Systems
Introduction
The following report contains an overview of the
technical and production systems proposed within the
redevelopment of the Battersea Arts Centre.
The initial section provides a general overview of the
systems provided within the building and the philosophy
used when approaching the design. The next section
provides a more specific insight into particular areas
of the building.
The final section of this report comprises an indicative
technical costing for the systems proposed.
This report is intended as a record of the current
thinking in terms of the technical and production
systems within the building. It is a snapshot of the
design process and does not represent a fully realised
scheme.
Systems Design Overview
It is clear that the work carried out within the BAC
is wide-ranging, procreational and ground-breaking. It
crosses both artistic and environmental boundaries.
The users of the building range from community
groups, students, first-time artists and technicians
through to experienced industry professionals.
A large amount of discussion has centred on the
creation of “Plug and Play” spaces; areas which may
be used as self-contained performance, rehearsal or
development space, or connected with other spaces to
create larger performance venues. These spaces will
be discussed in more depth below.
Based on comments arising from the initial brief and
the ‘fuzzy’ workshops and following discussions held
both with the technical and artistic teams at the BAC,
and within the design team we have formulated a set
of criteria to utilise when approaching the technical
systems design for the BAC. Therefore the rejuvenation
of the building must provide systems which are:
- Flexible
- Robust
- Capable of self-contained or networked use
- Capable of easy-operation by all users
- Comprised of standard components, making possible
its deployment anywhere within the building
- Designed to facilitate safe working practices
- Designed to facilitate ease of installation and
operation
The following sections will give a brief overview of the
systems approach for the various production disciplines
of Stagelighting, Audiovisual and Stage Engineering.
Stagelighting Systems Overview
In order to facilitate the buildingwide nature of
performances within the BAC the Stagelighting system
will be modular in design. There will be a move away
from installed dimmers within performance spaces,
replacing this system with a scheme of distributed
power supplies around the building and a reliance on
portable dimming solutions, which can be distributed
around the building as required.
Within dedicated performance spaces, there will be
an installed mains wiring infrastructure which will
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provide links from outlet boxes with the space back
to a patchbay located by the likely position of the
portable dimmers. In other area that may serve as
occaisional performance spaces, links between the
dimmers and luminaires will be facilitated by the use
of loose cabling.
Control will be facilitated by a combination of flood-
wired Ethernet data, Ethernet nodes and wireless
DMX solutions. Each space will initially be provided
with dedicated equipment although it is likely that
operationally all equipment will be centrally pooled in
due course.
AudioVisual Systems Overview
The AudioVisual systems within the building will need
to service a number of different functions; from a CD
player within a rehearsal or incubation space through
to a full sound reinforcement system for performance.
A scalable approach will be required to allow for this
versatility.
As well as providing sound playback and reinforcement
for productions, the Audiovisual systems will
also encompass production and buildingwide
communications solutions, such as paging and
technical intercom.
Similar to the Stagelighting solution, a scheme of local
dedicated Audiovisual power supplies will be provided.
A flood-wired CAT6 Ethernet data infrastructure will
allow the deployment of a digital Audiovisual system,
an IP video solution and reconfigurable paging system.
A wireless technical intercom will be provided for
technician to technician communication.
As the design process continues, we will explore the
possibility of combining the reconfigurable paging
system with the buildingwide VA system.
Stage Engineering Systems Overview
There are a number of issues within the building that we
will aim to address with the Stage Engineering systems.
Primarily, these are to improve access at height within
the dedicated performance spaces; provide a rigging
solution for the “plug and play” spaces; and provide
a coordinated performance seating solution for the
whole building.
One of the main concerns of the HSE in recent times has
rightly been improvement to access at height. Where
possible, work at height should be avoided. Where
this is not possible, safe working practices should
be in place to minimise the potential for accidents.
With this in mind, we have focussed on providing
the dedicated performance spaces with motorised
suspension systems which will allow the majority of
rigging to be carried out at floor level. It should be
noted that access at height will still be required for
the focussing of generic luminaires. A more detailed
examination of access at height issues is included in
the next section of this report.
Within the “Plug and Play” spaces rigging solutions
are currently supplied on an ad-hoc basis as they are
required. We would look to provide a more coordinated
solution within the building that will make this process
easier. We have detailed a “universal fixing solution”
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Technical Equipment and Systems Design
This section of the report introduces the systems
designs for the proposed technical equipment
installations within the BAC. Each space we be treated
seperately in order to give a comprehensive overview of
all systems.
The Grand Hall
The Grand Hall is the largest space within BAC and
should be capable of servicing a variety of users. As
well as an addition to the conventional spaces within
the building, the Grand Hall also serves as a major
income stream with its use in corporate or private hire
and serves as a community resource.
The variety of uses required within the space will
necessitate a flexible approach to the systems design
within this area.
Stagelighting Systems
The stage lighting systems comprise dedicated control
surface, control infrastructure, wiring infrastructure,
dimmers, and luminaires.
The space will be provided with dedicated power
supplies and a patchable wired infrastructure will carry
LV-rated circuits to locations within the space and roof.
In order to maintain the flexibility of the system, the
production dimmers will be flight-cased and portable.
All the necessary LV supplies, containment and wiring
associated with the stage lighting system are not
included in the costs here, and are to be installed by
the Electrical Contractor as noted in the exclusions
listed below.
The manufacture and supply of patchbays and socket
outlet boxes (comprising custom facilities panels to be
installed throughout the space for the connection of
stage lighting luminaires and equipment) is included
within this scheme. Installation and termination of
these items is by the Electrical Contractor as noted
below.
The space will be flood-wired with an Ethernet
data infrastructure which will form the backbone
of the Stagelighting control system. This will be
supplemented with Ethernet nodes to convert the data
to signal to a DMX lighting protocol for communication
with DMX-controlled lighting equipment and dimmers.
Distribution of DMX signals will also be provided via a
wireless solution. Whilst the space will not be provided
with a dedicated dimmer room, a location for an
installed data hub will be provided.
as part of the examination of those spaces that should
be incorporated into the architecture. This will be
refined further during the subsequent stages of the
design process.
Performance seating within the building is currently
a combination of systems across the building, some
of which are in dire need of replacement. We will be
looking to provide a coordinated system that can be
deployed within any performance space across the
building. This concept will be developed further as we
deal with each space individually.
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The space will be provided with an installed houselight/
worklight scheme that is suitably flexible to cope with
the multiple users the space will serve. Control of the
houselights/worklights will be addressable through
the lighting console when required, in addition to a
dedicated network of worklight control switches and
master control panels. The worklight and houselight
fittings are not included within the production
scheme and are to be supplied and installed by the
Electrical Contractor as noted in the exclusions listed
below. Careful co-ordination will be required with
the integration of the electrical services designer’s
emergency lighting.
A selection of generic stage lighting luminaires, effects
units, rigging equipment and lighting accessories is
included to enable the hall to produce its own shows
without the necessity to hire in additional equipment
apart from special effects. Stands, loose cabling and
stage boxes are also included to complete the technical
provision.
Overhead luminaire rigging will be carried out at stage
level by use of the motorised walkthrough truss system
described below. The truss will provide a safe working
platform to enable work at height, although careful
consideration will be needed to ensure safe access to
the truss.
PPE Harness securing points and emergency escape
descender systems will need to be allowed for in this
design process to ensure the safety of the technicians
and for the employer to cover their liabilities.
Audiovisual Systems
The Audiovisual systems comprise sound
reinforcement, technical communications, video
systems and an infrastructure providing audio, comms
and video origination, distribution and transmission to
the theatre and foyer areas.
The space will be provided with dedicated audiovisual
power supplies. In order to maintain the flexibility of
the system, the space will provided with a minimal
wired infrastructure. The space will be flood-wired with
a CAT6 infrastructure to enable the use of a digital
audiovisual system. Where possible, communicatons
systems will utilise wireless technology.
There will be no central location for amplifiers, but
rather the scheme will deploy a distributed system of
flight-cased units. This will enable amplifiers to be
sited on the stage to supply local equipment or within
the roof void to supply overhead speakers
A 32-channel digital mixing desk is included as part of
the in-house audiovisual along with a basic provision
of effects and playback equipment in rolling flight-
cased racks. The flood-wired data infrastructure will
service a number of possible control locations.
A high-quality sound reinforcement system is included
to allow for audio reproduction and reinforcement. The
system includes portable loudspeakers for monitoring
or musicians’ foldback with associated amplifiers.
A video infrastructure is included with cameras, video
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Stage Machinery
The stage machinery specification comprises overhead
rigging and suspension systems, a modular seating
scheme, and access and safety systems.
The overriding requirement for the Stage Machinery
systems within the Grand Hall is the provision of a
suitable solution for an overhead suspension system.
The suspension system will comprise of the following
elements:
o Accessible rated rigging points within the Grand Hall
roof space
o Motorised suspension system
o Walkthrough truss catwalk arrangement
A large amount of the discussion regarding this area
has centred on the creation of accessible rated rigging
points in the roof void above the Grand Hall ceiling.
The proposal is to provide a scheme of structural
I-beams running the length of the space which will
provide flexible rigging points over the space. A series
of removable plugs will be created within the plaster
ceiling to allow hanging systems to pass into the space
below. The roof void will be provided with a lightweight
floor deck throughout to facilitate free movement
within this area. It should be noted that access to this
roof void is currently quite precarious and the current
building risk assessments require the use of protective
harnesses to get to this area. The proposed scheme
should provide a new protected route into the roof
void.
A system of motorised chain hoists will be attached to
the rated beams which will support a walkthrough truss
arrangement. When deployed, this truss will provide an
overhead suspension solution for the Grand Hall. The
motor scheme will feature a control system that allows
the operation of the motors from the floor of the Grand
Hall. This scheme will be developed further during the
next design stage with particular thought given to a
means of access for the truss when deployed in its
elevated position.
A powered access platform to enable work at up to
distribution equipment and monitor. The system will
be based on IP system architecture and will utilise the
flood-wired data infrastructure.
An infra-red assisted-listening system is included.
This two-channel system could allow for described
performances/workshops for the visually impaired or
for a simple translation facility for corporate events.
A hearing induction loop system is also proposed.
This operates directly with users’ hearing aids
obviating the need for an external headset, and thus
avoiding any visual indication of hearing impairment.
the cable will remove the crosstalk that could otherwise
be experienced.
A two-channel wireless technical intercom system is
included for use by technicians.
A selection of stage boxes, audio multicores, other
loose cabling and stands is included.
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12 metres from floor level is included to supplement
working at height in a safety compliant manner
although it is envisioned that the gantry itself will
provide the majority of required access. Provision will
be made for a system of emergency descenders from
the technical gantry.
The Grand Hall will require a modular seating system
that allows for a variation of format and capacity. The
primary requirements for this solution will be its ability
to scale up and down and to be deployed throughout the
building as required. The seating system specification
will be developed further with the architect and end
user during the next stages of design.
The Council Chamber
The Council Chamber is currently the primary
performance venue within the BAC and of all the
spaces within the building, this one could be said to
be the one most dedicated to performance. However
the flexible approach to systems design will continue
to be applied within this space which will enable
equipment from this venue to be deployed elsewhere
in the building, when required, and also provides
buildingwide cohesion for systems design.
Stagelighting Systems
The stage lighting systems comprise dedicated control
surface, control infrastructure, wiring infrastructure,
dimmers, and luminaires.
The space will be provided with dedicated power
supplies and a patchable wired infrastructure will carry
LV-rated circuits to locations within the space and roof.
In order to maintain the flexibility of the system, the
production dimmers will be flight-cased and portable.
All the necessary LV supplies, containment and wiring
associated with the stage lighting system are not
included in the costs here, and are to be installed by
the Electrical Contractor as noted in the exclusions
listed below.
The manufacture and supply of patchbays and socket
outlet boxes (comprising custom facilities panels to be
installed throughout the space for the connection of
stage lighting luminaires and equipment) is included
within this scheme. Installation and termination of
these items is by the Electrical Contractor as noted
below.
The space will be flood-wired with an Ethernet
data infrastructure which will form the backbone
of the Stagelighting control system. This will be
supplemented with Ethernet nodes to convert the data
to signal to a DMX lighting protocol for communication
with DMX-controlled lighting equipment and dimmers.
Distribution of DMX signals will also be provided via
a wireless solution. The space will continue to be
provided with a dedicated dimmer room, which also
provides the location for an installed data hub.
The space will be provided with an installed houselight/
worklight scheme that is suitably flexible to cope with
the multiple users the space will serve. Control of the
houselights/worklights will be addressable through
the lighting console when required, in addition to a
dedicated network of worklight control switches and
59
Overview of Typical Stagelighting System
Power for lighting fixtures from dimmer racks is supplied via installed patchable wiring infrastructure or loose cabling depending on venue
Portable dimmer racks powered from local supply
Generic and intelligent lighting fixtures
Wireless DMX system provides control signal solution
Link to Houselight/Worklight control system
Ethernet node allows connection of Production Control system and Houselight/Worklight scheme
60
master control panels. The worklight and houselight
fittings are not included within the production
scheme and are to be supplied and installed by the
Electrical Contractor as noted in the exclusions listed
below. Careful co-ordination will be required with
the integration of the electrical services designer’s
emergency lighting.
A selection of generic stage lighting luminaires, effects
units, rigging equipment and lighting accessories is
included to enable the hall to produce its own shows
without the necessity to hire in additional equipment
apart from special effects. Stands, loose cabling and
stage boxes are also included to complete the technical
provision.
Overhead suspension of equipment within this space
is currently provided by means of fixed pipe grid at
soffit level. This is not an ideal solution, especially
for a space of this height; as well as requiring a large
amount of work to be carried out at height, it also
requires the manual manoeuvring of heavy equipment
into place.
The proposal is that the fixed pipe grid will be removed
and luminaire rigging will be carried out at stage level
by use of the motorised truss system described below.
Although this flexibility will remove a large amount of
work at height, it should be noted that access at height
will still be required to focus generic equipment. A
motorised mast-lift is proposed to facilitate this.
Audiovisual Systems
The Audiovisual systems comprise sound reinforcement,
technical communications, video systems and an
infrastructure providing audio, comms and video
origination, distribution and transmission to the theatre
and foyer areas.
The space will be provided with dedicated audiovisual
power supplies. In order to maintain the flexibility of
the system, the space will provided with a minimal
wired infrastructure. The space will be flood-wired with
a CAT6 infrastructure to enable the use of a digital
audiovisual system. Where possible, communications
systems will utilise wireless technology.
The combined dimmer room will provide a central
location for the majority of the amplifiers, but this
may be supplemented by a distributed system of
flight-cased units. This will enable amplifiers to be
sited on the stage to supply local equipment.
A 32-channel digital mixing desk is included as part of
the in-house audiovisual along with a basic provision
of effects and playback equipment in rolling flight-
cased racks. The flood-wired data infrastructure will
service a number of possible control locations.
A high-quality sound reinforcement system is included
to allow for audio reproduction and reinforcement. The
system includes portable loudspeakers for monitoring
or musicians’ foldback with associated amplifiers.
A video infrastructure is included with cameras, video
distribution equipment and monitor. The system will
be based on IP system architecture and will utilise the
flood-wired data infrastructure.
An infra-red assisted-listening system is included.
61
Overview of Typical AudioVisual System
Network Amplifier with integral analogue/digital conversion
Full-range Loudspeaker system
Full-range Loudspeaker system
Sub-bass Loudspeaker system
Digital connection via flood-wired data infrastructure
Installed Ethernst Switch
Digital connection via flood-wired data infrastructure
Analogue audio input devices
Analogue/digital conversion
Network Amplifier with integral analogue/digital conversion
Digital Audio Mixing Console
Conventional audio playback
Digital Audio wokstation allows control and playback of audio effects
62
This two-channel system could allow for described
performances/workshops for the visually impaired or
for a simple translation facility for corporate events.
A hearing induction loop system is also proposed. This
operates directly with users’ hearing aids obviating
the need for an external headset, and thus avoiding
any visual indication of hearing impairment. Careful
installation of the cable will remove the crosstalk that
could otherwise be experienced.
A two-channel wireless technical intercom system is
included for use by technicians.
A selection of stage boxes, audio multicores, other
loose cabling and stands is included.
Stage Machinery
The stage machinery specification comprises overhead
rigging and suspension systems, a modular seating
scheme, and access and safety systems.
The overriding requirement for the Stage Machinery
systems within the Council Chamber is the replacement
of the current fixed overhead suspension system with -
flexible motorised system. The suspension system will
comprise of the following elements:
- Rated rigging points within the Council Chamber roof
space
- Motorised suspension system
- Truss arrangement
The most desirable solution for the rated rigging points
would be one similar to that proposed within the Grand
Hall. However, the possibilities within the roof void
in this space require further examination and so this
scheme will be need finessing once those possibilities
have been established.
A system of motorised chain hoists will be attached to
the rated rigging points which will support a standard
truss arrangement. When deployed, this truss will
provide an overhead suspension solution for the Council
Chamber. The motor scheme will feature a control
system that allows the operation of the motors from
the floor of the Council Chamber. This scheme will be
developed further during the next design stage.
A powered access platform to enable work at up to
12 metres from floor level is included to supplement
working at height in a safety compliant manner.
The Council Chamber is currently supplied with a
manual bleacher seating system. This bleacher is
nearing (if not already past!) the end of its useful life
and requires replacement. Whilst performances within
the Council Chamber are presented in an end stage
format for some of the time, it was felt that there are
equally as many performances which require a more
flexible seating format. For this reason it has been
decided that the bleacher will not be replaced with a
similar unit and instead the seating within the Council
Chamber will be provided by a solution comparable
with that provided within the Grand Hall that allows
for a variation of format and capacity. The primary
requirements for this solution will be its ability to
scale up and down and to be deployed throughout the
63
building as required. The seating system specification
will be developed further with the architect and end
user during the next stages of design.
“Plug and Play” Areas
The notion of “Plug and Play” has been a driving
theme in the creation of the technical systems
throughout the building. The spaces can be used for a
variety of purposes and the technical systems servicing
them will need to reflect this. “Plug and Play” spaces
could be used as rehearsal and incubation spaces;
as stand-alone performance spaces; as performance
support spaces (“the room next door”) and; linked
performance spaces for a promenade or multi-location
site specific performance. To service all of these
diverse requirements, the overall philosophy has been
to keep the installed infrastructure to a minimum and
to introduce the relevant equipment as loose items as
they are required. To this end, each potential “Plug
and Play” space will be provided with technical power,
audiovisual power and data. The spaces have been
graded by the technical staff at the BAC to ascertain
more specifically what the requirements are likeliest to
be within each room.
There will be a system of cablepasses and cable
management solutions to enable connectivity between
spaces and also the provision of services to areas which
do not feature an installed infrastructure provision.
Stagelighting Systems
Each space will be provided with a dedicated power
supply for the connection of portable distributed
dimming solutions. The size of that supply will be
determined in part by the size of the room it is sited
within, the technical department’s assessment of how
that room is likely to be used and whether it could
service other spaces.
The stagelighting systems will comprise the following
elements: portable dimming solution powered from
local supply; loose generic luminaires; mains wiring
infrastructure between dimmers and luminaires, to be
provided by loose cabling; dedicated control surface
and; lighting control data between control surface and
dimming solution, to be facilitated either by the flood-
wired data infrastructure or wireless DMX solution.
Where a single control surface is operating the lighting
within a number of spaces, the portable dimming will
be local to each space and will provide a distributed
dimming solution. Control of and connectivity between
these disparate power hubs will be facilitated by an
Ethernet system over the flood-wired data infrastructure
or by a multi-cast wireless DMX system.
No specific luminaire stock has been allocated for the
“Plug and Play” areas; it is envisioned that lanterns
not being used within the performance space will be
utilised.
Audiovisual Systems
The audiovisual systems perhaps need to provide more
versatility than any other system within the “Plug
and Play” areas. From a single performer engaged
in an incubation process that requires CD playback
64
of music as part of their creation process, through
to a coordinated soundscape that follows a moving
audience through a number of spaces; the audiovisual
systems will need to be capable of delivering a solution
to a number of scenarios.
In order to facilitate this adaptability, the system will
present a number of solutions. Perhaps the most used
equipment within these spaces, will be a number of
small, portable and self-contained audio playback
systems. These will comprise a loudspeaker, amplifier
CD player and inputs for an MP3 player or microphone
contained within a single wheeled flight-case unit.
More complex requirements will be dependent on the
use of the flood-wired data infrastructure as a system
backbone. The use of a networked digital audio scheme
will allow the greatest flexibility in deployment of input
devices such as microphones and recorded playback
devices, and output devices such as powered speakers
or networkable amps and loudspeakers.
This data infrastructure will also service the
Battersea Arts Centre, Battersea Proposed Suspension Arrangement within Grand Hall August 2008
65
communication requirements within these spaces as
it could be utilised for the transmittal of Paging and
show relay signals, both input and output, and the
distribution of video signals in an IP system. This will
be increasingly important as the spaces are used as
“the room next door” performance support spaces.
Induction loop and Infra-red assisted listening systems
have been excluded from these spaces. A dual-channel
wireless intercom system will be provided to enable
technician to technician communication.
Stage Machinery
The “Plug and Play” systems will require a flexibly
deployable and discreet rigging solution. We are
proposing that each space is equipped with a series
of universal fixing points. These would comprise a
discreet flushed screw thread that can be fitted with
a rated connector which can support a rigging bar as
required. This solution will be developed within the
next design stage.
These spaces may require seating at certain times and
as such it is important that the solutions developed for
the Grand Hall and Council Chamber are capable of
flexible deployment within these areas.
Indicative costing for Production Systems
The following tables show an indicative costing for
the required technical systems Battersea Arts Centre.
For clarification, they have been separated into the
associated disciplines of Stagelighting, AudioVisual,
Staging and Buildingwide systems. The costs have
been further separated by venue in acknowledgement
of the phased approach anticipated for this project.
Please note, these figures are preliminary only based
on the established brief thus far and our experience of
similar projects. This document does not represent a
costed design solution.
Exclusions and Assumptions
The following is a list of exclusions that we are aware
of as of 29th July 2008 and assumptions that
we have applied to carry out this costing exercise.
These items have not been allowed for within
the technical costing given above but are essential for
the successful operation of the theatre space
and will need to be coordinated with the Cost
Consultant’s project cost plan. Where appropriate, we
have indicated an allowance for costing purposes.
• All electrical containment, wiring and installation for
stagelighting systems.
• The containment for audiovisual systems (audiovisual
wiring is included).
• Audiovisual systems power wiring and feeds to
audiovisual outlet boxes.
• Technical Power wiring and feeds to stagelighting
outlet boxes.
• LV Feeds to Dimmer Racks.
• LV feeds to stage machinery.
• Integration with Emergency Lighting Systems.
• Control Room fit-out or openable windows.
• Dimmer Room and Amp Rack Room fit out or
cooling.
• Any dedicated sound recording equipment or web
casting or broadcast head end
66
equipment for editing suites/recording studio
facilities.
• Any workshop, test equipment or tools.
• Walkie talkies.
• Paging system integration with any VA/EPAS
system.
• Stage Power outlets for temporary equipment.
• Any temporary power feeds to external performance
spaces.
• Rigging Eyes or Beams, or any secondary steelwork
required to support theatre
equipment in dedicated performance spaces. An
allowance for rigging points within Plug
and Play areas are shown within costs above.
• Theatre stage floors
• Grid, galleries, handrails, access ladders in the stage
house.
• PPE for access @ height work in theatre spaces.
• Steelwork for rigging positions in Grand Hall, Council
Chamber and Recreation Room.
• Additional staff training providing anything other
than equipment familiarisation by
contractors under CDM; for example NVQs in manual
handling techniques, use of
powered mobile access platforms, etc. The client may
need their operatives or a
nominated member of management to have these
qualifications in order for the new
building to function safely.
• Any costs incurred by timely appointment of any
employed technical staff. Charcoalblue
would recommend that any likely operatives are
employed in time to co-commission the
building and receive maximum exposure to the new
installation.
• Dip traps or any temporary cable management
systems. (These would normally be
included in the joinery allowances for floors.)
• Fit out/construction of any high level access grids or
lighting bridges in the auditorium
of the main theatre, e.g. tension wire grid, technical
gantries, etc.
• Recessed channels – Unistrut/Halfen in walls for
rigging vertical elements
• Any dedicated performance equipment for the
theatre foyer spaces, studios or teaching
spaces, including technical equipment, seating or
staging.
• A get-in lift or hoist (should it be required).
• Maintenance contract cover post warranty period
(this is not included but should be
considered essential with a new installation).
• Any installed furniture or acoustic treatment in any
Sound Recording Studio.
• Any rehearsal room fit out, should there be such a
facility.
• Any works associated with the provision of a
flytower
• Main contractors discount.
• Inflation.
• Preliminaries.
• VAT
67
Council Chamber Stagelighting
Item Proposal Facilities outlet boxes including wiring and termination
£30,000
Portable Dimmer racks (assuming 100 ways of dimming @ £200 per way
£20,000
Lighting Control, including equipment racks and data distribution
£17,000
Worklights system control £10,000 Luminaires (minimal provision - no motorised fixtures)
£20,000
Misc. equipment including loose cable, rigging, booms etc
£10,000
Subtotal £107,000
AudioVisual
Item Proposal Facilities outlet boxes including wiring and termination
£40,000
Equipment racks, patchbays & accessories £10,000 Sound mixer and associated racks with playback/effects equipment
£18,000
Loudspeaker system including amplifiers, portable loudspeakers, rigging and accessories
£35,000
Microphones (includes minimal radio-mic provision)
£4,000
Video cameras, distribution and displays (not projection)
£12,000
Assisted listening system - infra-red £10,000 Assisted listening system - induction loop £4,000 Wired technical intercom system (not radio intercom)
£4,000
Stage Manager’s desk and cuelights system £10,000 Misc. equipment including stage boxes, loose cable, rigging, booms etc
£10,000
Subtotal £162,000 Staging equipment
Item Proposal Suspension system, including curved truss, motors and distribution
£90,000
Portable staging £6,000 Misc. rigging equipment inc. Drapes and Masking
£8,000
Seating – Modular bench seating system (assuming 200 places @ £200 per place)
£40,000
Subtotal £144,000
Grand Hall Stagelighting
Item Proposal Facilities outlet boxes including wiring and termination
£20,000
Portable Dimmer racks (assuming 200 ways of dimming @ £200 per way
£40,000
Lighting Control, including equipment racks and data distribution
£17,000
Worklights system control £10,000 Luminaires (minimal provision - no motorised fixtures)
£30,000
Misc. equipment including loose cable, rigging, booms etc
£15,000
Subtotal £132,000 AudioVisual
Item Proposal Facilities outlet boxes including wiring and termination
£50,000
Equipment racks, patchbays & accessories £12,000 Sound mixer and associated racks with playback/effects equipment
£18,000
Loudspeaker system including amplifiers, portable loudspeakers, rigging and accessories
£50,000
Microphones (includes minimal radio-mic provision)
£5,000
Video cameras, distribution and displays (not projection)
£12,000
Assisted listening system - infra-red £10,000 Assisted listening system - induction loop £4,000 Wired technical intercom system (incl wireless provision)
£10,000
Stage Manager’s desk and cuelights system £10,000 Misc. equipment including stage boxes, loose cable, rigging, booms etc
£15,000
Subtotal £196,000
Staging equipment
Item Proposal Suspension system, including walkthrough trusses, motors and distribution
£200,000
Portable staging £10,000 Misc. rigging equipment inc. Drapes and Masking £15,000 Seating – Modular bench seating system (assuming 450 places @ £200 per place)
£90,000
Subtotal £144,000
Grand Hall Stagelighting
Item Proposal Facilities outlet boxes including wiring and termination
£20,000
Portable Dimmer racks (assuming 200 ways of dimming @ £200 per way
£40,000
Lighting Control, including equipment racks and data distribution
£17,000
Worklights system control £10,000 Luminaires (minimal provision - no motorised fixtures)
£30,000
Misc. equipment including loose cable, rigging, booms etc
£15,000
Subtotal £132,000 AudioVisual
Item Proposal Facilities outlet boxes including wiring and termination
£50,000
Equipment racks, patchbays & accessories £12,000 Sound mixer and associated racks with playback/effects equipment
£18,000
Loudspeaker system including amplifiers, portable loudspeakers, rigging and accessories
£50,000
Microphones (includes minimal radio-mic provision)
£5,000
Video cameras, distribution and displays (not projection)
£12,000
Assisted listening system - infra-red £10,000 Assisted listening system - induction loop £4,000 Wired technical intercom system (incl wireless provision)
£10,000
Stage Manager’s desk and cuelights system £10,000 Misc. equipment including stage boxes, loose cable, rigging, booms etc
£15,000
Subtotal £196,000
Staging equipment
Item Proposal Suspension system, including walkthrough trusses, motors and distribution
£200,000
Portable staging £10,000 Misc. rigging equipment inc. Drapes and Masking £15,000 Seating – Modular bench seating system (assuming 450 places @ £200 per place)
£90,000
Subtotal £144,000
68
Recreation Room
Stagelighting
Item Proposal Facilities outlet boxes including wiring and termination
£10,000
Portable Dimmer racks (assuming 50 ways of dimming @ £200 per way
£10,000
Lighting Control, including equipment racks and data distribution
£10,000
Luminaires (minimal provision - no motorised fixtures)
£15,000
Misc. equipment including loose cable, rigging, booms etc
£5,000
Subtotal £50,000 AudioVisual
Item Proposal Facilities outlet boxes including wiring and termination
£10,000
Equipment racks, patchbays & accessories £5,000 Sound mixer and associated racks with playback/effects equipment
£6,000
Loudspeaker system including amplifiers, portable loudspeakers, rigging and accessories
£10,000
Assisted listening system - induction loop £3,000 Wired technical intercom system (not radio intercom)
£3,000
Misc. equipment including stage boxes, loose cable, rigging, booms etc
£6,000
Subtotal £43,000 Staging equipment
Item Proposal Suspension system, including trusses, motors and distribution
£20,000
Misc. rigging equipment inc. Drapes and Masking
£5,000
Seating – Modular bench seating system (assuming 50 places @ £200 per place)
£10,000
Subtotal £35,000
General Office Stagelighting
Item Proposal Facilities outlet boxes including wiring and termination (assumes reuse of existing containment and wiring where possible)
£5,000
Portable Dimmer racks (assuming 50 ways of dimming @ £200 per way
£10,000
Lighting Control, including equipment racks and data distribution
£10,000
Luminaires (minimal provision - no motorised fixtures)
£15,000
Misc. equipment including loose cable, rigging, booms etc
£5,000
Subtotal £45,000 AudioVisual
Item Proposal Facilities outlet boxes including wiring and termination
£10,000
Equipment racks, patchbays & accessories £5,000 Sound mixer and associated racks with playback/effects equipment
£6,000
Loudspeaker system including amplifiers, portable loudspeakers, rigging and accessories
£10,000
Assisted listening system - induction loop £3,000 Wired technical intercom system (not radio intercom)
£3,000
Misc. equipment including stage boxes, loose cable, rigging, booms etc
£6,000
Subtotal £43,000 Staging equipment
Item Proposal Seating – Modular bench seating system (assuming 70 places @ £200 per place)
£14,000
Subtotal £14,000
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Executive Summary Space Stagelighting AudioVisual Staging Other Total Council Chamber £107,000 £162,000 £144,000 - £413,000
Grand Hall £132,000 £196,000 £144,000 - £472,000 Recreation Room £50,000 £43,000 £35,000 - £128,000
General Office
£45,000 £43,000 £14,000 - £102,000
Plug and Play £57,000 £80,000 - - £137,000
Building wide Systems
- - - £170,000 £170,000
Total £391,000 £524,000 £337,000 £170,000 £1,422,000
Plug and Play Stagelighting
Item Proposal Facilities outlet boxes including wiring and termination
£5,000
Portable Dimmer racks (assuming 100 ways of dimming @ £200 per way
£20,000
Lighting Control, including equipment racks and data distribution – allows for wireless DMX distribution and multiple control surfaces
£22,000
Misc. equipment including loose cable, rigging, booms etc
£10,000
Subtotal £57,000 AudioVisual
Item Proposal Facilities outlet boxes including wiring and termination
£10,000
Equipment racks, patchbays & accessories £10,000 Sound mixer and associated racks with playback/effects equipment (allows for multiple control surfaces)
£18,000
Loudspeaker systems including amplifiers, portable loudspeakers, rigging and accessories
£20,000
Wireless technical intercom system £12,000 Misc. equipment including stage boxes, loose cable, rigging, booms etc
£10,000
Subtotal £80,000
Buildingwide Systems Item Proposal Paging system, including controller, mic points, speakers, wiring and installation
£30,000
Cablepass system (assuming an allowance 50 passes @ £1000 per pass)
£50,000
Universal rigging points (assuming an allowance of 100 points @ £500 per point)
£50,000
Access @ height equipment for use throughout the building
£20,000
Communications and data Links between Performance spaces
£20,000
Subtotal £170,000
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Access at Height Recommendations & Regulations
Background
Falls from height remain the biggest single cause of
workplace deaths and one of the main causes of major
injury. New regulations have been made to prevent the
death and injuries caused each year by falls at work.
Theatre and entertainment venues and other buildings
with provision for high level theatre lighting, suspension
of scenery and other equipment necessarily involve
working at height and therefore, risks to persons working
in these areas must be mitigated by design to comply
with law.
Work at Height Accident Statistics
In 2003/4 falls from height accounted for 67 fatal
accidents at work with nearly 4000 major injuries (HSE
figures.)
This hazard accounts for 15% of major injuries in the
workplace and is the most common cause of fatality
in the workplace. The following details of accidents
involving work at height are taken from the HSE accident
record table:
• Ladders (average 515 injuries per year), primarily from
moveable ladders (average 425 injuries per year)
• Scaffolding (average 150 injuries per year) - primarily
from general access scaffolds (average 118 injuries per
year)
• Work area/platform (average 128 injuries per year)
• Vehicles (average 85 injuries per year)
• Roof edge (average 65 injuries per year)
• Stairs (53 average injuries per year)
• Fragile roofs (average 52 injuries per year)
• Gangways/catwalks (average 39 injuries per year)
It is interesting to note that the main cause of all injuries
involving falls from height is due to people falling from
ladders. 24% of fatal and major injuries in the workplace
each year result from falls from ladders.
Of particular relevance to theatre practitioners is the
ratio of falls from catwalks as against falls from work
platforms.
The Work at Height Regulations 2005
These regulations replace all earlier regulations relating
to working at height. The Work at Height Regulations
2005 consolidate previous legislation on working at
height most notably:
• Construction (Design Management) Regulations 1994
• Construction (Health Safety and Welfare) Regulations
1996
• Workplace (Health Safety and Welfare) Regulations
1992
• Provision and Use of Work Equipment Regulations
1998
The Work at Height Regulations also implement
European Council Directive 2001/45/EC concerning
minimum safety and health requirements for the use of
equipment for work at height (the Temporary Work at
Height Directive.)
The regulations place duties on employers, the self-
employed and any person who controls the work of
others (for example, facilities managers or, building
owners who may contract others to work at height) to the
71
extent that they control the work. In terms of regulations,
persons holding these responsibilities are referred to as
‘duty holders.’
The overriding principle as an employer is succinctly
summarised in regulation 6(3) of the Work at Height
Regulations:
‘Where work is carried out at height, every employer
shall take suitable and sufficient measures to prevent,
so far as is reasonably practicable, any person falling a
distance liable to cause personal injury.’
The regulations also place the responsibility for avoidance
of injury at the employer’s door:
‘Every employer shall ensure that work is not carried out
at height where it is reasonably practicable to carry out
the work other than at height.’
Definition of Work at Height
A place is ‘at height’ in terms of the regulations if a
person could be injured falling from it even if it is at or
below ground level.
Note that previous regulation, for example, the
Regulations for Designers - CDM 1994, implied that the
need to access places above a height of 2 metres should
be ‘designed out’ or mitigating measures employed.
There is no longer any specification explicit or otherwise
of circumstances where the regulations do or, do not
apply (other than for platforms used in construction work
where the ‘2 metre rule’ is still referred to. ‘Construction
work’ is defined in detail in regulation 2(1) of the
Construction (Health, Safety and Welfare) Regulations
1996 but broadly means ‘the carrying out of any building,
civil engineering or engineering construction work’.)
The intention of the regulations is summed up in
regulation 6(3):
‘…falling a distance liable to cause personal injury.’
In terms of theatre and entertainment buildings, the
regulations apply equally to high level areas above the
stage as they do to open traps in the stage surface or
working areas in the under-stage.
‘Work’ includes moving around at a place of work not
simply the task in hand.
Regulations Hierarchy
The Work at Height Regulations set out a simple hierarchy
for managing and selecting methods of achieving work
at height:
Duty holders must:
• Avoid the need to work at height wherever possible;
• Use work equipment or other measures to prevent falls
where they cannot avoid working at height; and,
• Where the risk of a fall cannot be eliminated, use work
equipment or, other measures to minimise the distance
and consequences of a fall should one occur.
This places a clear obligation on the employer and
therefore any designer working for the employer on
a new building or refurbishment of an existing one to
‘design out’ the risk of falling wherever possible.
It is clear that reliance on work positioning equipment
such as mobile elevated work platforms (MEWPs)
should be regarded as acceptable only when risks of
falling can’t be reasonably mitigated through the design
72
of permanent facilities and, it is also clear that the use
of fall arrest personal protective equipment (PPE) should
be seen as a last resort.
Duty Holders Responsibilities
The responsibility of the employer, building owner or
other persons defined by the Work at Height Regulations
as being responsible for the safety of persons at work in
any particular circumstance can be summarised as:
• All work at height must be properly planned and
organised.
• All work at height must take account of environmental
conditions that could endanger health and safety.
• Those involved in work at height must be trained and
competent.
• The place where work at height is carried out must be
safe.
• Equipment used for work at height must be appropriately
inspected.
• The risks from fragile surfaces must be appropriately
controlled.
• The risks from falling objects must be properly
controlled.
The duty holder must ensure that the place where work
is carried out at height (including access means) has
features to prevent a fall unless this would mean that it
is not reasonably practicable for the worker to carry out
the work safely (taking into account the demands of the
task, equipment and working environment.)
If the exception in the paragraph above is relied upon,
equipment must be provided for preventing a fall
occurring. If these precautions do not entirely eliminate
the risk of a fall occurring measures must be put in place
to minimise the distance and effect of a fall as far as is
reasonably practicable.
Selecting Work Equipment
When selecting work at height equipment, the duty
holder must:
• Use the most suitable equipment.
• Give collective protection measures (such as guard
rails) priority over personal protection measures (such
as safety harnesses.)
• Take account of the working conditions and risks to the
safety of those at the place where the work equipment
is to be used.
Inspection
Inspection procedures are an important element of the
Work at Height Regulations.
For places where work at height is carried out, each
individual place must be checked on every occasion
before the place is used. For example this would involve
checking the surface and guard rails.
Where equipment is provided to enable safe working at
height each item must be inspected after it has been
assembled and/or installed if its safety depends on how
it has been assembled and/or installed.
Equipment must be inspected as often as is necessary
to ensure safety.
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Battersea Arts Centre, Battersea Proposed Suspension Arrangement within Grand Hall August 2008
Walkthrough truss arrangement allows a safe access @ height solution
Secondary structural steelwork within the roof void provides easily accessible rated rigging points
Motorised hoists suspend truss
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Falling Objects
One area of the Work at Height Regulations with
implications for Theatre overhead working and especially
theatre grids are regulations 10 and 11.
The duty holder must take all practicable steps to
prevent anything falling. In terms of theatre grids, even
small objects such as nuts and bolts can cause serious
injury to persons at stage level.
The Regulations place a clear obligation on the duty
holder to ensure that areas in which there is a risk of
falling objects or persons are indicated and measures
taken to prevent unauthorised people reaching them.
Similarly, it is clear that in a theatre overhead work must
be prevented whilst persons are at risk either through
strict management procedures ensuring no loose items
can be dropped or, exclusion of personnel from below
the working area or, by warning and lock-out systems
preventing access to overhead working areas.
Current Theatre Practice
Installed Bridges and Grids - Collective Measures
Although these means of access and working at height
are preferred by technicians and are compliant with
the Work at Height Regulations as being ‘collective
measures,’ preferable to all other means of working at
height, it is not always possible within the dimensional
and structural constraints of a performance space to
provide them.
Bridges are not always well suited for use over stages
which are equipped with fly-towers and where the
space taken up by the bridge structure clashes with the
requirement to provide clear space for flown scenery
and equipment.
However, grids and bridges come in many forms both
fixed and flexibly deployable, to be adapted to changing
needs within the performance space, and, in most
instances a reasonable solution can be found to provide
a work at height scheme which relies predominantly on
collective measures.
Working at Height Equipment
Sometimes referred to as ‘work positioning equipment’
or, ‘access equipment.’
It is sometimes assumed that the Work at Height
Regulations ‘outlaw’ the use of ladders, steps and
specifically, in the theatre sphere: the Tallescope.™
As has been explained in the previous sections, this is
not the case. Collective (permanent) means of access
and protection of places where work at height has to
be undertaken are the preferred method however the
Regulations do recognise that there are instances where
this is not ‘reasonably practicable.’
In these cases - arrived at after careful consideration of
the options - it is acceptable to use work equipment to
facilitate working at height subject to selecting the correct
equipment, applying correct procedures and ensuring
appropriate inspection procedures are in place. It is also
an essential prerequisite that technicians are trained and
competent and that rescue procedures are in place.
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Tallescopes in use
Although the use of personal protective measures such
as PPE fall arrest equipment cannot be avoided for
occasional specific tasks it is hard to conceive that any
performance space should be designed to rely solely on
such measures for working at height. Such an approach
would run contrary to the spirit of the Work at Height
Regulations and would be extremely difficult to justify.
Tallescope™
Typically, in a studio theatre or rehearsal Room, stage
lighting luminaires, sound equipment and stage
engineering facilities are rigged at a height of at least
4 metres. In a theatre with a fly tower above the stage,
luminaires will often be at a height of 7 metres or above.
The traditional means of accessing equipment in
theatres at a height above 2 metres is the Tallescope™.
This is a mobile platform that features a climbable mast
with a caged access platform (the ‘basket’) at the top.
Designed to support one person with tools it has a safe
working load of 115kg, and a factor of safety against
failure of 4.
Tallescopes in use
The Tallescope™ has been considered to be a safer
means of access than the tall A frame ladders it replaced,
but more recent regulations and recommendations as
listed above have caused a reassessment of the use of
the Tallescope™ in theatres.
In 2002 a working group of the Broadcasting and
Performing Arts Joint Advisory Committee (BJAC) issued
a draft report titled ‘Tallescopes™: Guidance on Safe Use
in Theatres and Similar Locations.’ Its status remains a
working draft as the Health and Safety Executive are yet
to adopt it as an approved document.
Nevertheless, the working draft features the following
advice for Tallescope™ use:
Flat floor, static use
Single person operation permitted
This is possible on a flat floor with outriggers extended
and in contact with the floor, all brakes and castors
locked.
No movement of the Tallescope™ while the person is in
the basket should be undertaken.
A full risk assessment of the number of up – down –
move processes should be undertaken to ensure
injury due to fatigue is avoided. (There was a serious
incident at London’s Park Lane Hilton Hotel in 2001
where a technician broke his leg having slipped on the
ladder following an extended period of single person
operation.)
It is very unlikely that in this mode of operation a typical
theatre/rehearsal room lighting rig could be safely
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direction, and additionally one technician on each side
of the Tallescope to provide stabilisation.
In addition to the above, the Tallescope™ must be
inspected before every use and, all of its component
parts found to be present and in perfect working order –
including the levelling indicator bubble. All technicians
must be fully trained, competent and confident in their
tasks wearing hard hats with chin straps and the floor
area must be completely free of hazards.
Mobile use – large Tallescope™ – five technicians
required
This usage is identical to the use for the small
Tallescope™, with the addition of another technician at
the base to assist in movement.
In addition to the above it is not recommended that a
Tallescope™ be used for rigging, unless a stand-alone
block and tackle pulley system, operated from the floor,
is available adjacent to the Tallescope basket™. Tools
& equipment should not be carried whilst climbing a
Tallescope™
Some local authorities will not accept this process, even
with the separate lifting mechanism, as there is concern
that such activity breaks the ‘three point rule’ associated
with working on ladders.
Notwithstanding the previous advice, in terms of the
Work at Height Regulations, the use of Tallescopes™
must be controlled in the same way as any other item of
work equipment. They should only be used where there
is no reasonably practical other permanent or collective
means of carrying out the work and where there is a
compliant risk assessed working procedure in place with
appropriate inspection and maintenance regimes.
Fatigue is an important aspect of Tallescope™ use and
one which further supports the aforementioned size of the
teams required to safely use a Tallescope™. Repeated
climbing of a vertical ladder is tiring and this can lead to
complacency, mistakes and misjudgement. All members
of the team using the Tallescope™ should be trained in
its use and organised so as to take turns in rotation to be
the technician ‘in the basket.’ This has the added benefit
of ensuring the floor technicians appreciate why they are
focused with only one technician.
Mobile use – small Tallescope™ – four-person operation
permitted
All mobile use requires the technician in the basket to
be harnessed off with a lanyard to a suitably rated fixing
system adjacent to the working area. This might be a
fixed bar or, a dedicated fall-arrest system. Note that
flying-bars whether manual or powered and which could
be inadvertently moved up or down are not suitable for
this purpose.
The technician should be attached by dual lanyards that
allow the working position to be moved in increments with
a safety attachment always in place. Lanyards should be
of a suitable length to prevent a fall in excess of 600mm
and the Tallescope™ should only be moved in small
increments to allow for correct lanyard placement.
A suitable rope access rescue policy must also be in
place with all technicians fully trained and competent in
these methods.
In addition to the operative in the basket, there should
be two technicians at each end of the base of the
Tallescope™, with one pulling the scope in the required
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Aluminium scaffold towers in use
tower should require the replacement of the damaged
component. This includes brakes, wheels, tyres,
handrails, support frame, decking boards and ladder
sections.
Although it is possible to manage this regime of
inspection and replacement, the nature of theatre and
performance generally requires a more robust piece of
access equipment. The tower also demands a reasonably
necessary and encourages concentration on the task in
hand. This is an important area in which powered work
at height equipment has a distinct advantage in that the
fatigue element is mitigated.
Access Towers
Although not strictly a mobile piece of equipment (it
is not recommended that a tower be moved with an
operative on board), the larger footprint of a tower does
provide a working platform that requires less movement
around a space.
Aluminium scaffold tower systems in use
This well-known lightweight solution to access at height
(the ‘zip-up tower’) has also recently come under
scrutiny from HSE. Due to the nature of its modularity
and component storage it is easily prone to damage.
The walls of the support members are aluminium and
easily dented or scored.
Ladder visual inspection record keeping guidance
recommends that any damage to any component of a
large clear area of floor in which to work that makes its
use on a scenic stage often impractical, and it requires
build and break-down time. Building and dismantling of
the tower are intrinsically hazardous activities.
Notwithstanding the above, aluminium access towers are
available in many forms and can be specially adapted for
a particular purpose in a specific venue. In other words
this means of access may be suited to special purposes
but not as a general means of achieving work at height.
The Powered Individual Work Platform (IWP) - ‘Genie’
‘Genie’ is a generic brand name for a powered access
platform that features a basket at the top of a mast,
similar to that of a Tallescope™.
Powered IWP in use
Generally electrically pumped hydraulic systems, IWPs
are powered either from directly from the mains or
via on-board rechargeable batteries, IWPs feature a
heavyweight base with interlocked safety systems. (For
example, it is not possible to raise the mast unless the
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Powered IWP in use
Drivable IWP and diagram of effective working area
approx. 7.6 metres with a stowed height of 2 metres,
a width of 0.8 metres and a length of 1.3 metres.
Most models are designed to access through standard
doorways although special models exist for more
constrained spaces. Adaptations to suit use over seats
and uneven floor surfaces are available.
The Mobile Elevating Work Platform (MEWP)
Sometimes known by the nature of its mechanics as
a ‘scissor-lift’ or, by the more imaginative term ‘flying
carpet.’
MEWPs are similar in some ways to IWPs but with a
working platform on a hydraulic scissor lift instead of a
basket at the top of a mast. Although some modifications
may have to be made to provide access to the working
platform at ground level, MEWPs could conceivably be
made capable of offering a degree of wheelchair access
at height.
Mobile elevating work platforms
As this piece of equipment requires a larger clear area
at the base to manoeuvre it has also been a less than
IWP is set level, with all outriggers fully deployed and the
power supply present.)
Traditionally the IWP is not a particularly preferred choice
for theatrical purposes. The safety interlocks, heaviness
of the base, and the need to come down and move the
equipment before going back up have been perceived to
be too slow operationally.
In recent years, however, the introduction of IWP
platforms that can be driven along the floor by the
operator in the basket with the mast at full extension
have made the IWP
Drivable IWP and diagram of effective working area
platform a viable alternative to the Tallescope™. Of
course, the safety interlocks and strict management
regime remain, but in terms of staff availability in a
theatre space, the mobile IWP may come into its own.
Its relatively small size when folded-down also makes it
particularly suitable for moving around within confined
spaces, and easier to store than a Tallescope.™
A typical IWP that would replace the majority of medium
Tallescope™ tasks has an extended platform height of
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Mobile elevating work platforms
popular choice in theatres. MEWPs by their very nature
require to be relatively heavy to maintain stability and
therefore impose substantial local loads on the floor
surface. Careful consideration is required before using
an MEWP on a stage especially if scenic surface or
rostra are in position. Again however, the advent of CE
approved platforms that can be driven from the top of
the mast, the larger platform from which more than one
technician can work coupled with the potential capability
to provide wheelchair access at height, is leading to their
introduction in theatre spaces.
A typical model most suited to replacing the small
Tallescope™ has an approx. platform height of 4 metres,
a stowed height of 1.7 metres, a width of 0.8 metres and
length of 1.4 metres. However, given the floor loading
constraints an MEWP is not necessarily a like for like
replacement.
Summary
Detailed proposals to meet the requirements of the Work
at Height Regulations in terms of collective measures
and work at height equipment will be developed during
the design process, and we have included for access
equipment where required.
Access at height work at the BAC currently relies on the
use of a Tallescope™ to access fixed pipe grids. We
would propose that the fixed pipe within the Council
Chamber is replaced with a motorised truss which would
enable rigging work to take place at floor level. We would
advocate the use of a mast-style IWP to access the truss
in its elevated position to facilitate the focus of generic
lighting equipment. Relevant training and certification of
the platform’s operator would need to be undertaken by
the client.
The Recreation Room currently has no permanent
suspension solution and we would suggest the adoption
of a similar motorised truss in this space. Access to the
elevated truss could be achieved either by the use of
the same IWP or the use of ladders, a zip-up tower or
Tallescope™ under an appropriately managed risk-
assessed regime.
Within the Grand Hall, we are proposing the installation
of a motorised walkthrough truss. The truss arrangement
could be lowered to the floor level for large turnarounds,
whilst day to day activities can be achieved at height as
the truss itself provides a safe working platform.
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Service Engineers ReportSkelly & Couch
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Part L2B & Energy
The Building Regulations acknowledges the need to
reconcile the need to limit heat loss and gain through
thermal elements with the historic nature of the building
fabric and facade. At BAC the biggest contribution to
achieving this will be:
- Incorporating thermal insulation in the external facade
where ever possible: in roofs when they are replaced;
in any new thermal elements; renewal of any ground
slabs or finishes to below ground external elements.
- Limiting infiltration of external air: sealing up
unnecessary vents or holes; refurbishing external
window and door elements to seal gaps.
- Where blackout blinds/panelling is incorporated
to glazing optimise its thermal efficiency (needs
consideration of condensation).
- Where acoustic secondary glazing is required
incorporating solar control glass (on south, west and
east elevations) to avoid overheating and low-e glass
to limit heat loss.
- Where internal wall finishes are to be replaced
incorporate thermal insulation.
There is considerably more opportunity to improve the
energy performance of the building by renewal of the
existing services. Reconciling the historic nature of the
building with the services is more straightforward and
this is where the main contribution will derived.
Part L2B provides guidance on the means of
demonstrating compliance with the building regulations
and where building work is to be carried out suggest
that a proportion of the cost of the works should be
dedicated to improving the energy performance of the
building.
The definition of building work is somewhat involved
however it is unlikely that the scratch interventions
to the Grand Hall will require them however the more
permanent work (such as creating Home) will. In
terms of on-site renewable energy generation the most
feasible option is the incorporation of solar thermal
panels on the roof so generate hot water. Potential
locations are the roof to the new build lift block and
the west facing roof of the Recreation room. An array
of 30m2 would offset ~ 3.5 tonnes of CO2 per year
and potentially provide 50% of the annual hot water
load (subject to occupancy numbers). The installation
would cost in the order of £23,000.
Water
The BAC currently uses ~2750m3 of water per year
(based on the annual water charge). This is equivalent
to 7.5m3 per day. BSRIA guidance on water use in
theatres is 3 litres per person per day. On this basis
the water consumption would equate to an average of
2,500 per day. This indicates that there is scope for
reducing water consumption. This can be achieved
by:
- Reducing the size of cisterns on replacement WCs.
- Installing spray taps where possible.
- Installing water sub meters to monitor consumption
and detect leaks.
The large roof area suggest potential for rainwater
recycling. Approximately 1680m3 of rain will fall on
the roof of the building each year. On the basis of 75%
of this rainfall being available for collection ~1260
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Existing Services Report
Summary
Battersea Arts Centre is undertaking a programme of
works to their building to sustain its operation as a
performance venue for the short and long term future.
To inform this process Skelly & Couch LLP have
undertaken an appraisal of available existing services
information and carried out a number of site visits with
the BAC technical team to expand where possible on this
information. This report summarises this information,
highlighting where future survey work is required and
gives an overall assessment of the installations. Also
included is a discussion of the energy performance of
the existing building and potential for improvement.
Existing Information
The following documentation has been used in
preparation of this report:
Drawings
- CBG Consultants Tender drawings: Small power and
Lighting layouts. Drawing Numbers 268401-E01 to
E16. These drawings are dated September 2005.
These are not ‘as built drawings’ and it is apparent
that elements of the work detailed have not been
carried out. These drawings can form the basis of a set
of as built drawings however a more detailed survey
will be required to validate their accuracy.
- W.P.G Surveys: building survey drawings.
Reports And Other Information
- D.H Crofts Limited Periodic Test and Inspection
Report for an Electrical Installation. The on-site testing
and inspection was carried out in November 2007 and
January 2008 and generally covers the non-performance
areas of the building. The overall assessment of the
installation deems it to be ‘unsatisfactory’ due to a
large number of Code 1 and Code 2 observations.
Following the guidance of the Electrical Safety Council
Code 1 observations require urgent attention as danger
exists. Code 2 observations require action to remove
potential danger. These observations generally relate
to the electrical distribution equipment rather than
the wiring. They should be rectified urgently. There
appears to be some inconsistency in the naming of the
distribution boards in particular at the main service
incomers (they do not reflect the installation of the
theatre performance distribution board installed for
the Red Death performance for example); incorrect
naming of one of the intakes (the East intake to the
Grand Hall for example should read West) and there is
no reference or testing of the East intake. The report
refers to the fact that access was restricted and this
may be reflected in the incomplete information. The
remedial work to the installation should also include
a clarification of the electrical distribution and
confirmation of redundant equipment.
Periodic Inspection Report for an Electrical Installation
could be used for flushing WCs (~40% of annual water
consumption). Existing rain water would be diverted
to a basement storage tank (say 20,000 litres) from
where it would be pumped to hih level header tanks
to gravity feed the WCs. A clearer understanding of
the rainwater drainage installation would be needed
to assess this.
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Door to substation
Electrical Installation
Lv Distribution
There is an electrical substation housed within the
building accessed off Town Hall Road. Confirmation
will be required from EDF as to whether the substation
belongs to BAC (and is dedicated to supplying them)
or whether it serves other buildings in the area. The
electricity bills appear to be managed by Kent County
Council (KCC) and at this stage we do not have access to
the supplier bills to confirm details of the supply. There
are two electricity bills available: one with EDF Energy
for a maximum demand of 125kVA and one with EON
UK for a maximum demand of 150kVA giving a total of
275kVA (or 400A three phase) to the whole building.
There appears to be 6 3 phase metered supplies to
the site and therefore we suggest that KCC confirm the
overall maximum demand for the site.
The 6 three phase metered electrical supplies to the
building as follows:
Main intake room: Service 1: 400A three phase supply
on the west side of the intake room. The supply cable
appears to be routed from Town Hall Road (and
presumably the substation) however it could not be
traced for its full length. This service supplies a Hager
MCCB Panelboard that supplies three cee-form sockets
on the stage of the Grand Hall and a distribution board
in the kitchen off the court yard. It also services some
cee-form sockets in the main foyer. These systems were
installed as part of the Red Death performance.
Service 2: 400A three phase supply on the west side of
the intake room. The supply cable appears to be routed
from Town Hall Road (and presumably the substation)
however it could not be traced for its full length. This
service appears to supply off peak electric storage
heaters to the main building however there is some
inconsistency in the labelling of the boards and the D.H
Crofts inspection report. There is an on and off peak
meter associated with this service.
by Jerry Hodgson carried out in June 2006. This
report generally covers the electrical services within
performance spaces only. The overall assessment of
the installation deems it to be ‘unsatisfactory’ due to
a small number of Code 1 and Code 2 observations. It
is not known whether action has been taken to rectify
these observations however they should be carried out
if not done so.
- A range of statutory authority bills for electricity, gas
and water.
- A summary of statutory authority costs for the period
to March 2008.
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Service 3: 400A three phase supply on the east side of
the intake room. The supply cable appears to be routed
from Theatre Street however it could not be traced for
its full length. This service appears to supply mainly
on peak supplies to the main building with some off-
peak supplies (again there is some inconsistency in the
labelling of the boards and the D.H Crofts inspection
report). There is an on and off peak meter associated
with this service.
Archive Room
Service 4: 200A three phase supply in the archive room.
The supply cable appears to be routed from Theatre
Street however it could not be traced for its full length.
This service supplies small power and lighting to the
west of the main building.
Grand Hall
Service 5: 150A three phase supply to the Grand Hall
northwest corner. The supply cable is routed from
Theatre Street. This service supplies small power and
lighting to the bulk of the Grand Hall.
Service 6: 150A three phase supply to the Grand Hall
northeast corner. The supply cable is routed from Town
Hall Road. This service stage lighting to the Grand Hall
and small power and lighting to the Grand hall Foyer. It
appears that this supply has not had a periodic inspection
test carried out on it and we would recommend that this
is done to assess its safety and to trace the full extent of
the supply.
Earthing
The nature of having power sources in a space from
different intakes can lead to differing (and potentially
dangerous) earth potentials if the earthing has not been
adequately addressed. We would suggest that this is
inspected and tested. Remedial work required.
1. Rectification of the Code 1 and 2 observations
highlighted in the existing Periodic Test and Inspection
reports.
2. Confirmation of adequate equipotential bonding
between the 6 supplies.
3. As part of the lease agreement there is a requirement
to replace the existing electrical services over three years
from 2010 to 2012 and a cost of £640,000 has been
allocated to this.
Further survey work required.
1. Periodic test and inspection report on Service 6.
2. Clarification of inconsistencies between existing
Inspection reports and the existing installation (carried
out as part of item 1.).
3. Send an enquiry to EDF to obtain record drawings for
the area.
4. Following receipt of supplier energy bills confirm
overall maximum demand capacity for the building.
5. Detailed Survey to update the CBG Consultants
Tender drawings into as built drawing information (note
these drawings should exist as part of the O&M Manuals
for the building and the council should be requested to
confirm whether they can provide them).
General Lighting
The general light fittings (other than performance
lighting) are a mixture of pendant luminaires (mainly
fluorescent tube) surface fixed low energy fluorescent
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fittings and standard pendant and bulkhead fittings
of varying ages and conditions of repair. Switching is
generally via individual plate switches. Some fittings
have been highlighted as Code 1 or 2 within the Periodic
Inspection Report and should be repaired or replaced.
Further survey work required:
1. Detailed Survey to update the CBG Consultants Tender
drawings into as built drawing information to show the
light fittings, circuit from distribution board, cable route
and switch location.
Emergency Lighting
There are two 50V central emergency battery installations
serving the building:
Grand Hall off the Service 5 electrical intake room
There is a schematic drawing on the wall in the emergency
battery room that was drawn in 1960 indicating that the
installation wiring is of considerable age. There are some
relatively recent test certificates for the installation on top
of the control cabinet.
Main building basement room adjacent to the main switch
room There are some relatively recent test certificates
for the installation on top of the control cabinet. There
are additional supplementary self contained maintained
(switched with the normal lighting) and non-maintained
(only on in the event of a mains power failure) fittings.
Further survey work required:
1. Detailed Survey to update the CBG Consultants Tender
drawings into as built drawing information to show the
emergency lighting fittings, circuit from distribution
board, cable route and test switch location.
2. We would recommend that both emergency
battery systems are serviced, tested and a secure
up to date log book be compiled in accordance with
BSEN50172:2004.
3. As part of item 2.we would recommend that existing
illumination levels be checked along means of escape
routes to ensure compliance with ABTT guidance for
places of entertainment.
Fire Alarm
There are three fire alarm panels in the building.
Main building
Two panels are located in the main entrance lobby.
It is not known whether both panels are in operation
and this should be confirmed. The more modern panel
(EDA-M100) is a wireless installation and may be
interfaced with the panel to the Grand Hall. This panel
is currently showing a common fault signal. Grand Hall
Basement There is a 2 Zone Firedex 2012 alarm panel
in the corridor off the old kitchen. It appears to only
cover the old kitchen area. It has a radio transmitter
that may interface with the main building wireless
panel. The Performance Fire Safety Assessment has
highlighted there is limited fire detection throughout
the building and recommended additional detection
be installed specifically for the performance of the
Mask of the Read Death.
Further survey work required:
1. Detailed Survey to update the CBG Consultants
Tender drawings into as built drawing information to
show the detectors, sounders and manual call points
and any cable routes. How the various panels on the
site interface should also be confirmed.
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2. We would recommend that the fire detection and
alarm installation undergoes a Periodic Inspection and
test to ensure the system is in operating in accordance
with BS5839 Part 1: 2002.
Security Systems
There is a minimal security detection and alarm
installation with contactors on external doors and a
number of internal doors. The main panel is located
in the main entry foyer. There is also a panic alarm to
the box office and keypad entry to the finance corridor.
An ADT modem is linked to the security panel and
it is assumed that there is a remote link to an alarm
receiving centre however this should be confirmed.
The current installation would not comply with the
requirements for police response to a break in. There is
a CCTV camera in the main entry hall and the electrical
drawings indicate some external cameras – the full
extent of the system should ideally be documented
with location of multiplexer and monitors located on
drawings.
IT/Data
There is a wall mounted IT cabinet in the Old Producing
Office data outlets located around the building. It is
understood that the IT infrastructure is expanding with
wireless distribution being investigated.
Further survey work required.
1. Understand the long term strategy for the site wide
voice and data network.
Lightning Protection
There is an existing lightning protection installation
with generally exposed copper spikes at high points
on chimneys and ventilation stacks with down
conductors run to ground. Whether the installation is
fully compliant with current British Standards would
require a detailed study. This may have implications
for the building insurance.
Mechanical Heating
Grand Hall
There are two 150kW gas boilers in the basement
boiler room to the Grand Hall. These appear to serve
Make up air grilles off corridor
Attenuator to north wall extract fan
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radiators within the Grand Hall only. The boilers look
in reasonable condition although it is not known
whether they are operational. It is understood that the
building struggles with getting up to temperature in
winter. There is a pile of loose paperwork within the
boiler room which indicates that the installation is due
for a service. The pipework within the plant room is
insulated with material that may contain asbestos and
a survey should be carried out to determine this prior
to any remedial stip-out works. The boilers are flued by
a fan dilution flue system with air for combustion and
exhaust air being discharged through external louvers
at street level on Theatre Street. The 1956 Clean
Air Act Memorandum indicates that fan dilution flue
terminations should be more than 2m above ground
level if <1MW. The flue arrangement is therefore not
in strict accordance with the Clean Air Act.
The CBG Consultants Tender drawings indicate a
number of electric radiators distributed around the
Grand Hall. Main Building The main building appears
to be heated by electric off-peak storage heaters only.
These heaters are of various ages and states of repair.
Again it is understood that the building struggles with
getting up to temperature in winter.
Comfort Cooling
There are a number of indoor split cooling units in the:
Sanitary Office, high level in the Council Chamber and
General Office. The external condensers (where the
heat is rejected to outside) are located in the central
courtyard. There is also a condenser which appears to
be serving a beer fridge within the kitchen. There is a
3 phase distribution board within the main basement
plant room that is serving 3 condensing units located
on the roof. At this stage these units have not been
located as access has not been gained to the roof.
Further survey work required:
1. Detailed Survey to update the CBG Consultants
Tender drawings into as built drawing information to
show the radiator positions and type (wet or electric),
split cooling and condenser locations and pipework
routes.
2. We recommend that the boilers are serviced.
Condenser to split units
Condenser to beer fridge
3. Detailed Survey to produce a boiler room pipework,
pump and valve schematic.
4. Asbestos survey to determine whether pipework
insulation contain asbestos.
5. As part of the lease agreement there is a requirement
to replace the existing heating installation over four
years from 2011 to 2014 and a cost of £200,000 has
been allocated to this.
Hot & Cold Water & Gas
Gas
There is an existing U25 gas meter in the main lower
ground floor boiler room off Theatre Street. This meter
is taken from a capped off 80mm diameter supply. This
meter serves two 150kW gas boilers and a 65kW direct
fired hot water calorifier. There is a metered gas supply
to the cafe kitchen. There is a gas hob in the kitchen
off the central courtyard however it is not clear how the
94
Make up air grilles off corridor
Attenuator to north wall extract fan
gas pipework is routed to it. It does not appear to come
from the boiler room U25 meter and may come from
the cafe kitchen supply. The CBG Consultants Tender
drawings indicate a gas meter located in the lower
ground floor kitchen below the Grand Hall although
this was not located.
Hot Water
There is a 65kW direct gas fired Lochinvar hot water
calorifier in the main lower ground floor boiler room
off Theatre Street. The flue to the calorifier appears
to connect to the existing boiler flue. The extent of
hot water provision from the calorifier is unkown and
needs a detailed survey. This will enable an assessment
of legionella risk. There are local electric hot water
boilers distributed around the building.
Cold Water
The CBG Consultants Tender drawings indicate a
water meter located in the basement beneath the cafe
kitchen although this was not located. The Thames
Water bill indicates a single 25mm meter water supply.
It is not known whether this is the only water supply to
the building and this requires confirmation. A number
of cold water storage tanks are located throughout the
building. A survey needs to be carried out to determine
compliance with the current water regulations. There is
an existing fire hose reel at the south end of the Grand
Hall. It is likely that this can be removed following
approval from the fire officer.
Further survey work required:
1. Detailed Survey to update the CBG Consultants
Tender drawings into as built drawing information to
show the location of hot water boilers and cylinders,
hot and cold water outlets, gas and cold water meter
positions, gas outlets and all pipework routes.
95
Make up air grilles off corridor
Attenuator to north wall extract fan
Further survey work required.:
1. Detailed Survey to update the CBG Consultants
Tender drawings into as built drawing information to
show the location of internal foul drainage pipework.
2. We recommend a below ground CCTV survey is
carried out on the below ground drainage to identify its
extent and the condition of the pipework.
Discussion
Running cost and CO2 emissions
Recent annual running costs for the site are as follows:
Gas: £17,233. This equates to ~115 tonnes of CO2
emissions per year. Electricity: £37,354. This equates
to ~162 tonnes of CO2 emissions per year. Water:
£4,404. This equates to ~2750m3 per year. In terms
of CO2 the following table provides a comparison for
benchmark energy use for theatres.
are not currently working and as part of the Mask of
The Read Death performance there was a proposal to
replace them however this work was not carried out.
Further survey work required:
1. Confirmation of mechanical extract fan locations and
ductwork routes to be marked on as built drawings.
Public Health
Rain Water Drainage
Rainwater collection is generally via eaves gutters with
some flat roof drainage. Rainwater pipes are generally
run externally. Partial replacement of the roof guttering
has been identified as a part of the lease and £14,000
has been allocated to this in 2013. The Building survey
drawings indicate locations of rain water down pipes.
Above Ground Foul Drainage
Above ground drainage is generally run to internal cast
iron stacks.
Below Ground Drainage
A survey of the below ground drainage has not been
carried out.
Ventilation
The building is predominantly naturally ventilated with
local kitchen and toilet extract. Ventilation to the main
performance spaces are as follows:
- Council Chamber: natural ventilation only (with
high level split cooling units to provide some comfort
cooling- these units are noisy and generally not used.
They are located outside the main control room and
their location is not ideal).
- General Office: mechanical ventilation.
- Sanitary Office: natural ventilation (with a high level
split cooling unit). The control room has an exhaust
duct to the corridor.
- The Grand Hall: mechanical extract with natural
supply. There are two large wall mounted axial fans
located in each gable end of the roof void. These fans
draw air from the Grand Hall through grilles in the
ceiling with make-up air being drawn through grilles
mounted behind the access corridors radiators. The
fan to the north gable has an external attenuation
chamber attached to the building. The extract fans
96
It can be seen that the existing CO2 emissions is
considerably less than best practice based on electric
heating to the main building and gas to the Grand
Hall. The reasons for this could be: it is consistent
with the existing heating not operating correctly; the
density of performance space to building is probably
less than a theatre; the density of performances and
performance lighting at BAC may be less than a
standard commercial theatre. Whether the benchmark
figures are indeed appropriate comparison is debateable
however the above figures show a considerable saving
in CO2 emissions by switching to gas fired radiant
heating throughout the building. We would therefore
suggest that this is actively pursued as an option.
An indication of cost for the whole site would be
£375,000-£400,000. The existing fan diluted flue
installation would not be appropriate and the existing
boiler flue would need to be reused.
LV distribution
It is clear that the Grand Hall and the main building
have been set up as two separate buildings in terms of
the electricity distribution. The fact that there are 3
400A three phase supplies in the existing main switch
room would suggest that there is adequate capacity in
terms of the cabling infrastructure to power the whole
building. The disparate nature of the existing supplies
and the need to replace the bulk of the installation in
accordance with the lease requirements would suggest
there is an opportunity to rationalise the supply and
have the main switch room form the heart of the
electrical distribution. The new supplies to the stage in
Grand Hall installed as part of the Masque of the Red
Death performance would suggest that this transition
is already happening.
Conclusions
The main areas for consideration in terms of the
services installations as the project moves forward
are:
- Choice of heating energy and the cost and installation
implications.
- Reconfiguration and renewal of the LV distribution
throughout the building.
- Solutions for enabling adequate ventilation
to performance spaces to meet ideal licensing
requirements.
- Addition/renewal of the fire detection and alarm
installation to meet licensing requirements.
- Completion of survey work to hot and cold water
installations to determine compliance with the Water
Regulations and meet licensing requirements.
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Structural Engineers ReportPrice & Myers
98
For ease of reference this report has been split into
two areas; the Grand Hall and the main body of the
building.
The Grand Hall
Several steel lintels are required above the new openings
in the basement beneath the Grand Hall. Towards the
back of the building four new steel beams will be needed
to support the ground floor under the stage area where
load-bearing piers are due to be removed. There are
three existing cast iron columns in the toilet area and
these are currently expected to be retained in the
proposed design.
There are few structural works at ground floor level of the
Grand Hall except lintels over new openings. Where new
service penetrations are required through the existing
filler-joist floor the openings are to be trimmed with
steelwork fixed back to the existing downstand beams
in the basement.
The existing balcony at first floor level is to be removed
Structural Engineers Report
and replaced with a smaller balcony. The construction
of the existing balcony is not known but it is thought to be
supported on a steel truss that spans across the building,
given the hollow sounding cladding and the fact that it is
almost certainly a more recent addition to the building.
The new balcony is less wide, but by not having any
columns to ground and no possibility of hanging it from
the roof the balcony will have to cantilever off the existing
wall. We have therefore shown close centre cantilevering
steel beams built into the existing wall.
We have made an assessment of the current loading
on the roof trusses and the proposed loading from
CharcoalBlue and Paul Gillieron. The additional weight
of the acoustic insulation is about 3t per truss and it
is very likely that the trusses will be able to carry this.
However we may need to strengthen the existing purlins
to support this additional weight.
The weight of the proposed lighting and access deck
is equal to almost 50% of the current loading on the
existing trusses, and it is unlikely that the trusses will
be able to carry this without significant strengthening.
At this point we are showing six new steel trusses that
span across the Hall and which are supported on the
existing brickwork piers. These trusses will sit adjacent
to the existing trusses and will support all the new loads,
apart from any acoustic insulation. There will need to
be steel bracing between the trusses as indicated on our
SK05 Rev P2. The bearings to the new trusses will need
to allow some horizontal sliding due to the large span
across the Hall.
We understand that the Grand Hall is now a ‘roof-off’
scheme and so the new trusses can be inserted from
above, retaining the existing plaster ceiling. It should
be noted that the boarding to the existing roof currently
braces the gable walls, and so temporary bracing of the
gables will be required before the boarding is removed
(and until restraint is provided again by the new roof).
The Town Hall
The existing basement is to be lowered and extended
under the main building. The depth of the existing walls
99
is not known and so we have allowed for underpinning
these walls to at least 600mm below the new basement
FFL. There is a 300mm thick reinforced concrete
slab over the lowered basement area and where new
basement is shown we have indicated 250mm thick
RC walls. The new lift will access this level and so a
new RC lift pit will be required. There is a new external
access to the basement from Town Hall Road which will
require lowering the pavement, casting retaining walls
and a ground slab, and re-routing existing drainage in
this area.
At ground floor the central, external lightwell area is to be
removed and a new floor inserted. We have indicated
two options for this new floor; a thick RC slab spanning
onto the basement walls, and a metaldeck solution on
steel beams, which may be preferred when considering
construction access to this area. The steel beams in
the metaldeck option would be supported on the existing
basement walls.
The north façade to the central lightwell is to be retained
whilst the floors behind are to be demolished to make
way for the new lift. This elevation will require some
temporary propping, which would ideally allow the new
ground floor openings to be made whilst the propping
is in place. The new floors behind are timber joists on
masonry walls. Where the existing large opening to the
North side of the new lift shaft is infilled this should be
in brick to avoid any possible shrinkage problems with
using blockwork.
There is a new hole cut in the ground floor to the east
side of the building and a steel beam will be required to
trim this opening. There steps and ramps to the front of
the building would be in mass concrete.
At first floor level to the east of the lightwell there is a
new RC slab on ledge angles fixed to the existing walls.
The new 215mm thick lift shaft wall is in brick and will
support the timber joists to the new areas of floor.
From first to second a new steel staircase is propose
adjacent to the lift shaft. The structure to the new roof
terrace and walkway areas at second floor level will be
RC slabs supported on both existing and new masonry
walls.
We have indicated two cranked steel portal frames
above the ceiling to the Council Chamber. These are to
replace the existing steel trusses that currently sit below
the ceiling in this room and which are to be removed.
Further investigation of this proposal will be required at
the next stage.
100
101
102
103
104
105
Acoustic Consultants ReportPaul Gillieron Acoustics
106
Introduction
The feasibility study looks at the development of the whole
building as a series of adaptable spaces for performance
with a range of architectural and interventions. In the long
term, the acoustics of the circulation areas, particularly
the main foyer will be considered.
This study concentrates on the development of the Grand
Hall as a theatre space, with some music capability, the
Lower Hall and the Recreation Room. The Grand Hall has
a free volume of around 5000m3 and is currently used as
a multi purpose space, for live performance, conferences
and exhibitions. It is fairly reverberant, having an RT of
2.0 seconds empty and around 1 second fully occupied,
suitable for speech or amplified music.
The current proposal involves the creation of a new
theatre space within the old, seating around 450. With
this arrangement, extra absorption and stage curtains
will be required to reduce the RT to around 0.9 seconds,
for drama and amplified music use. By removing stage
curtaining and using demountable acoustic panels, the
RT may be increased to above one second for lyric use.
During the next stage, the hall will be computer modelled
using CATT software, to establish the extent and location
of sound absorbing materials. During a previous
refurbishment, glazing on the west side was upgraded to
reduce sound breakout to Theatre Street. The potential
for a full range of uses can be achieved by further sound
insulation to the east façade glazing towards Eland Road
and upgrading the sound insulation of the roof. A new
ventilation scheme will provide supply and extract air at
low velocities, to achieve a low noise level. A specification
for the control of services noise and vibration has been
issued.
The Lower Hall will be developed with a new corridor
for multi purpose use and rehearsal. Here, little or no
treatment will be required because of its relatively low
volume. The separation between the Lower and upper
spaces is currently not particularly high and will need
to be improved for simultaneous use. There is some
scope for this. The recreation room is being modified
structurally and will be reviewed acoustically at a later
date in terms of sound insulation and ventilation noise.
This report sets out acoustic design targets for these
areas and shows how they may be achieved.
Acoustic treatment is set out in the Appendix.
Design Targets
Grand Hall
Room Acoustics
Seating has been arranged as close as possible to the
stage to give the highest possible levels of direct sound.
The background noise level from all services and external
sources should be low.
Reverberation Time (RT)
This is defined as the time taken for a sound, once
terminated to fall to one millionth of its original sound
pressure level, a fall of 60 decibels, or dB. Optimum RTs
depend on use, ranging from 1.8 - 2.0 seconds at mid
frequencies for orchestral music, around 1.5 seconds for
orchestral rehearsal, a little over 1 second for lyric theatre
and one second or less for speech and amplified music.
In any given volume the RT is dependent mainly on the
free volume and the total amount of sound absorbing
107
material in the space (including the audience).
Early and Late Energy
Sound energy arrives at the listener first as direct sound
and then as a series of delayed reflections. For speech,
most of the energy should arrive close behind the direct
sound, to improve intelligibility. Late reflections, or
echoes, are not desirable. The pattern of arrival in space
and time is important. For music, energy can arrive
over a longer period, but again the pattern of arrival is
important.
Speech Intelligibility (RASTI)
A value of 0.6 for RASTI is good, 0.7, very good, 0.9
excellent. This has been predicted for natural speech
in the theatre and will be predicted in detail for sound
systems when used for speech reinforcement.
Tonal Balance
This is the relationship between low, mid and
high frequency RTs. An increase in low frequency
reverberation is good for music and if limited will not
affect speech intelligibility.
Lower Hall
With its low volume, the space works well for speech.
Sound Insulation of the Building Envelope
The building envelope, including isolated areas, must
reduce external noise to values appropriate to the use of
the space. In the Grand Hall, Lower Hall and Recreation
Room, external noise should be inaudible, at least 10dB
below background noise from services (see above).
Building structures become more efficient as insulators
at higher frequencies. It is important to get the low
frequency insulation correct. This will ensure sufficient
performance at all frequencies. The insulation standards
above must also ensure that background noise levels at
nearby buildings will not be affected by activities within
BAC. In practice, this means that the intruding sound at
nearby facades should be at least 10dB below the LA90
background level, measured in the late evening.
For services noise, the level at the nearest building
should be at least 10dB below the background LA90.
Sound Insulation within the Building
The standard of privacy between two adjacent rooms
depends on room to room insulation and background
noise level in the receiving room and services noise levels
are used in the assessment of requirements. Insulation
standards must be sufficiently high to protect the most
critical areas, such as the Grand Hall, Lower Hall and
Recreation Room.
Control of Sound and Vibration from Mechanical
Services
Air velocities and duct geometry will be set to limit
system noise. This, together with appropriate primary
attenuation on fans and terminal ductwork will ensure
that low background noise levels are achieved.All plant
will be vibration isolated. Room NR Criteria are set out
below.
Grand Hall NR20
Lower Hall NR25
Recreation Room NR25
Dressing Rooms NR35
Circulation/WCs NR40
108
Room Acoustics
Grand Hall
This is primarily a space for speech, although lyric
theatre and music should be considered. Good listening
conditions for speech depend on seating layout, room
geometry and free volume. These in turn, define
other physical quantities, which have evolved through
experience as markers for good acoustics. Reverberation
time is historically the most significant, but other factors
such as early to late energy ratio, speech intelligibility
and loudness are important. Some variability in RT is
proposed, using curtains and simple variable acoustic
devices. Proposed occupied RT range 0.8 – 1.1 seconds
at 500Hz.
Sound Insulation to Exterior
Grand Hall
Traffic levels are not high. The most critical route is
activity sound leaving the building. Measures to control
this will effectively reduce traffic noise to very low levels.
Several measures are proposed:
Remove existing roof and replace with high performance
insulated roof with a sound insulation standard of at least
55dB.
Increase sound insulation to backstage wall.
Add secondary glazing to the east façade on all
windows.
Attenuate new extract system to limit sound passing
through it.
Lower Hall
Sound breakout has been a problem in the past, with
loud events in the hall and a single set of doors to exterior.
Lobbying of this area will be considered.
Internal Sound Insulation
Between the Grand Hall and surrounding areas, the
sound insulation should be at least 50dB via lobbies and
in excess of 55dB to other routes. Existing lobby doors
will be upgraded with acoustic seals. New lobby doors
will be acoustically rated. Higher performance acoustic
doors will be used at the stage rear, to limit sound
breakout to Theatre Street.
Control of Sound and Vibration from Mechanical
Services
Except for the Grand Hall, the proposed background
noise levels are not onerous. Air velocities and duct cross
sections will be selected to achieve the desire criteria.
Attenuators will be used on fans throughout, with extra
attenuation for the Theatre. Special attenuation systems
will be created for naturally ventilated areas. Natural
ventilation is being considered in some areas. Care
should be taken to make sure that large passive ducts
do not allow cross communication between studios and
allow the ingress of external noise.
Frequency NR5
NR 10
NR 15
NR 20 NR25 NR30 NR35 NR40 NR45
31.5Hz 59 62 66 69 72 76 79 83 86
63Hz 39 43 47 51 55 59 63 67 71
125Hz 26 31 35 39 44 48 52 57 61
250Hz 17 21 26 31 35 40 45 49 54
500Hz 10 15 19 24 29 34 39 44 48
1.0kHz 5 10 15 20 25 30 35 40 45
2.0kHz 2 7 12 17 22 27 32 37 42
4.0kHz -1 4 9 14 20 25 30 35 40
8.0kHz -3 2 7 13 18 23 28 33 38
Figure 3 Noise Rating (NR) curves
109
Grand Hall Reverberation Times empty and with 900 audience
NR Curves
NR 10
NR 15
NR 20
NR 25
NR 30
NR 35
NR 40
NR 5
-10
10
30
50
70
90
110
31.5Hz 63Hz 125Hz 250Hz 500Hz 1.0kHz 2.0kHz 4.0kHz 8.0kHz
Freq(Hz)
dB
Figure 3 Noise Rating (NR) curves
110
GLOSSARY OF ACOUSTIC TERMS
DECIBEL (dB) - A unit of sound pressure measurement
Sound Pressure Level in dB (Lp) = Measured sound
pressure/Reference
sound pressure (ref.pressure = 20microPascal)
dB(A) - The A -weighted sound pressure level, the
weighting network reduces low frequency sound in a
similar way to the human ear.
REVERBERATION TIME (RT) – decay of sound in
rooms
The time taken for a sound, once teminated, to fall
through 60dB i.e. to one millionth of its original sound
intensity.
HERTZ (Hz) - a unit of frequency measurement.
The normal range of hearing is from 20Hz to about
15kHz.
ABSORPTION COEFFICIENT – degree to which a
material absorbs sound.
The ratio of reflected to incident sound energy ( perfect
absorber =1)
SOUND REDUCTION INDEX (R,dB) – quantity which
describes a material’s ability to reduce the sound
pressure level across it (e.g. a wall or floor)
R = L1 – L2 + 101ogS/A
L1 – Average sound pressure level in source room
(averaged from 100Hz – 3150Hz)
L2 - .. .. .. .. receiving .. .. .. .. .. ..
S – Wall Area (m2)
A – Total absorption in receiving room (m2 units)
Rw – weighted sound reduction index, usually 2 – 3dB
higher
AVERAGE ROOM TO ROOM LEVEL DIFFERENCE – D,
dB = L1 – L2, averaged 1/3 octave bands from 100Hz
– 3150kHz.
Dw – weighted value of D (usually 2 - 3dB higher)
DnTw – Dw corrected for reverberation time of receiving
room
NOISE RATING CURVES (NR CURVES) – set of curves
used to describe optimum background noise levels for
different tasks.
L10/90 LEVEL (dB) - The level in dB of a time varying
sound pressured level (e.g. traffic) exceeded for
10%/90% of the time of measurement.
L90 is usually called the BACKGROUND NOISE LEVEL.
Leq AVERAGE SOUND PRESSURE LEVEL – level
dB of a time varying sound pressure level with equal
amounts of energy above and below it, for the time of
measurement.
TONAL NOISE – noise which is tonal (single frequency
or narrow band of frequencies), audible above the broad
band noise background.
Noise which is at least 5dB above the average of the
1/3 octave band sound pressure levels immediately on
either side of it.
111
Grand Hall Reverberation Times modified as theatre with 2/3 audience (Drama Mode) and without stage curtains (Lyric Mode).
112
113
Health & Safety ReportPFB Construction Management Services Ltd
114
CDM Project Strategy
The Battersea Arts Centre (BAC) are required to instigate
appropriate CDM arrangements to ensure that the
Battersea Arts Centre is properly managed at all stages
and to satisfy the requirements of the Construction (Design
and Management) Regulations (CDM Regulations). This
includes the development of the BAC’s Project Health &
Safety objectives and standards.
The BAC’s CDM Project Strategy is formulated to ensure
that the project is designed and constructed so that
those carrying out construction work, including upkeep,
maintenance and cleaning, can do so safely and without
risk to health. The CDM Project Strategy also includes
the procedures to satisfy the project requirements of the
Workplace (Health, Safety & Welfare) Regulations.
Buildability
The main buildability issues relating to this project are
primarily related to the Battersea Town Hall remaining
in use as public offices and open to the public during
major construction work which includes substantial
structural works within the recreated courtyard and
basement (underpinning works). Associated with this is
the requirement to adequately define the construction
site boundaries and phasing of work as well as the
development of a suitable logistics strategy taking
into account the project/site constraints. To minimize
the interface issues between the building usage and
the construction works, will require substantial out
of hours working. Additionally a robust Fire Strategy
will be required to ensure that appropriate emergency
arrangements/evacuation strategy can be maintained
during the construction works.
Maintainability
A maintenance/cleaning strategy including roof access
requires to be developed for the project as part of design
development and which generally promotes long life
materials with minimum requirements for cleaning,
maintenance or periodic replacement. This strategy
should particularly addresses issues associated with
cleaning/maintaining of the external building envelope/
façade/roof and should be further developed to
incorporate; plant replacement strategy.
Usability
The design is being developed and reviewed to ensure,
so far as is reasonably practicable, compliance with
the requirements of the Workplace (Health, Safety &
Welfare) Regulations particularly relating to the provision
of natural light and also specification of appropriate floor
finishes particularly in potential wet environments such
as entrance areas, kitchens and washing areas.
115PFB Ref 7440 13.10.08
BATTERSEA ARTS CENTRE CDM STATEMENT FOR STAGE C REPORT CDM Project Strategy The Battersea Arts Centre (BAC) are required to instigate appropriate CDM arrangements to ensure that the Battersea Arts Centre is properly managed at all stages and to satisfy the requirements of the Construction (Design and Management) Regulations (CDM Regulations). This includes the development of the BAC’s Project Health & Safety objectives and standards. The BAC’s CDM Project Strategy is formulated to ensure that the project is designed and constructed so that those carrying out construction work, including upkeep, maintenance and cleaning, can do so safely and without risk to health. The CDM Project Strategy also includes the procedures to satisfy the project requirements of the Workplace (Health, Safety & Welfare) Regulations.
CDM PROJECT STRATEGY Action by
1 The BAC’S Project Health & Safety Objectives & Standards;
Strategy BAC’s project Health & safety objectives are: (i) To promote throughout the project supply chain, high health & safety standards both for the public who may be affected by the redevelopment and also for those involved with the demolition & construction as well as the future maintenance works. (ii) To achieve the required project health & safety standards by Client leadership & commitment in promoting a positive health & safety culture throughout the project tem and all stages of the redevelopment. (iii) To challenge industry health & safety standards and drive forward improvements. (iv) To apply throughout the project supply chain, the principles of : “Respect for People – Code of Good Working Health & Safety Practices”.
CLIENT
2 Roles · Functions · Responsibilities of project team clearly defined;
Strategy CDM Roles · Functions · Responsibilities defined for: Client · Designers · CDM Co-ordinator · Principal Contractor · Contractors
CLIENT/
PROJECT TEAM
3 The Designers, CDM Co-ordinator (CDMC) and Principal Contractor (PC) are competent and adequately resourced for the work they have to do;
Strategy CDM Compliance & Resource statements and design/planning time provided by Designers & CDMC. PC to provide statement of Competence & Resources prior to appointment and confirmation of planning & construction period required prior to commencement of work on site;
DESIGNERS/
CDMC
PC
4 Communication · Co-ordination · Co-operation is effective between members of the project team (especially between Designers & Contractors);
Strategy Communication · Co-ordination · Co-operation procedures established by project team at commencement of initial design and are being developed/reviewed throughout project;
PROJECT TEAM
5 Any implications for public safety are properly addressed including interface with any adjoining sites;
Strategy PC’s site area to be adequately defined and to allow for suitable segregation from the public/adjoining usages; Identification of adjoining development sites and communication, co-ordination requirements to be defined/implemented;
PROJECT TEAM
PC
6 Pre-Construction Information (CDM Regulation 10);
Strategy Pre-Construction Information (Regulation 10) received from Client to be issued by CDMC to all Designers. Pre-Construction Information (Regulation 10) received from Client/Designers to be issued by CDMC to all tendering Principal Contractors;
CDMC
CDMC
7 Designers to design in accordance with CDM Regulation 11 and correctly identify hazards including/applying Principles of Prevention in accordance with CDM Regulations and co-ordination of design to avoid Buildability · Usability · Maintainability health and safety risks;
Strategy CDM Reviews · Design development: CDMC to undertake CDM design reviews; Suitable and adequate health and safety information to be identified by Designers on design drawings. Statements identifying residual significant or unusual site/design hazards to be provided by Designers to CDM Co-ordinator for inclusion within the Pre-Construction Information;
CDMC/
PROJECT TEAM
PROJECT TEAM/
CDMC
8 Arrangements to be confirmed for control and monitoring of site health and safety standards and provision of adequate site welfare facilities from commencement of construction, to completion of project;
Strategy PC to undertake regular health and safety inspections/reviews during the construction period and provide regular health & safety reports at site meetings including review of welfare facilities;
PC
9 Design development including temporary works design, revisions to design, programmes of work or method statements;
Strategy Design revisions: Architect, Structural Engineer, Services Engineer, Temporary Works Designer & Specialist Contractor Designer to provide evidence of compliance with CDM Regulations to CDM Co-ordinator. PC to review design development, method statements and programme and report any significant health and safety issues at project meetings.
DESIGNERS PC
Key: CDM Co-ordinator = CDMC; Principal Contractor = PC
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117
Cost ReportBristow Johnson & Partners
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Cost commentary
At this feasibility Stage C- of the project we anticipate
basic building costs to be in the order of £10 million
inclusive of the maintenance costs identified by the
BAC Surveyors which could be carried out as part
of these development works to take advantage of
scaffolding etc.
A separate Contingency provision of 10% has been
added to cover development of the design and pricing
risk, together with an allowance for inflation for when
the works are programmed to take place. At this time
there are no published indices for anticipated building
cost inflation as far ahead as 2012 but there will
inevitably be some influence from the effect on the
construction industry of the 2012 London Olympics
but the initial stages of the works should benefit from
the current economic malaise which should benefit
BAC.
At today’s prices, a building cost/m2 in the order
of £1,820 has been identified but please note the
list of exclusions from these costs, particularly any
decoration or redecoration, carpets etc.
As the design evolves through the RIBA work stages, a
detailed cost plan will be prepared against which the
project costs can be monitored and controlled and will
identify areas where savings can be sought or separate
funding obtained.
Risks to the Client include future inflation, development
of the design, defects in the existing building structure
and ground conditions, together with the day to day
logistics of maintaining activities in the building.
At present, these costs represent a Building Contract
budget and we will assist in preparing an overall
Development Budget when allowances for Professional
and Statutory fees, loose firttings, furniture etc and
VAT can be identified.
Finally, VAT will represent a significant additional cost
if BAC operate as a Charity and are not registered for
VAT. We strongly recommend that advice is sought
from your Accountants as it might be possible to
carry out some of this work through a ‘Development’
Company and reduce the VAT liability.
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BATTERSEA ARTS CENTRE
STAGE C-
BUDGET ESTIMATE No.5
Item Element
Ref Description Quantity Unit Rate Total Total
£ £ £
DEMOLITIONS & ALTERATIONSNorth elevation
1 cut opening in 2B wall for new glazed screen 15 m2 80 1,200
2 new lintel to last 5 m 150 750
1,950
Existing pitched and flat roofs
3 strip back existing slate roof coverings and set aside 2412 m2 20 48,240
4 refix last on new battens/plywood boarding 2412 m2 65 156,780
5 new steel trusses to Grand Hall roof 18 tonne 3,750 67,500
6 steel bracing to last 3.6 tonne 3,000 10,800
7 steel beams between trusses 2.1 tonne 3,000 6,300
8 fittings to steel 2.5 tonne 4,000 10,000
9 sliding bearings to trusses 12 PS 1,000 12,000
10 padstones 12 no 250 3,000
11 allow for temporary bracing of gables 2 PS 5,000 10,000
12 new thermal insulation 2412 m2 15 36,180
13 new acoustic insulation in one layer 1527 m2 40 61,080
14 new acoustic insulation in two layers 885 m2 40 35,400
15 allow for replacing leadwork 1 PS 50,000 50,000
16 temporary roof over 2000 m2 35 70,000
17 allow for 50% replacement rwgoods 140 m 75 10,500
18 allow for adapting existing downpipes etc 1 PS 5,000 5,000
19 eaves details 275 m 60 16,500
20 ridge 135 m 50 6,750
21 hips 140 m 45 6,300
22 verge 26 m 60 1,560
23 allow for replacement slates (15%) 1 PS 20,000 20,000
24 Strip back existing flat roof coverings 880 m2 15 13,200
25 sarnafil flat roof covering/plywood/insulation/vapour barrier 880 m2 125 110,000
26 new thermal insulation 880 m2 15 13,200
27 new acoustic insulation in two layers over Grand Hall 555 m2 40 22,200
28 allow for replacing leadwork 1 PS 20,000 20,000
29 temporary roof over 880 m2 35 30,800
30 allow for 50% replacement rwgoods 100 m 75 7,500
31 new mansafe installation to whole roof 1 PS 20,000 20,000
32 eaves details 240 m 60 14,400
895,190
Lower Hall Ground Floor
33 pull down lightweight partitions 140 m2 30 4,200
34 make good floor and ceiling where last removed 35 m 60 2,100
35 strip out bench unit 9 m 20 180
36 strip out sanitary fitting/cap off services 10 no 150 1,500
37 strip out floor and ceiling finishes 15 m2 20 300
38 take out door and frame 1 no 50 50
39 brick up opening 1B thick 5 m2 125 625
40 pull down structural wall 1B thick 92 m2 60 5,520
41 make good floor and ceiling where last removed 23 m 80 1,840
42 new rc lintel over last 22 m 100 2,200
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BUDGET ESTIMATE No.5
Item Element
Ref Description Quantity Unit Rate Total Total
£ £ £
15th September 2008
43 temporary propping to last 1 PS 2,000 2,000
44 clear out areas to form office space 60 m2 150 9,000
Price & Myers
45 steel beams 0.5375 tonne 2,750 1,478
46 cladding to last 7 m 150 1,050
47 padstones 4 no 200 800
32,843
Lower Ground Floor
48 pull down lightweight partitions 185 m2 30 5,550
49 make good floor and ceiling where last removed 45 m 60 2,700
50 take out small set of steps 4 m 500 2,000
51 sundry demolitions to Grand Hall dressing rooms 50 m2 100 5,000
52 cut opening in 3B wall 28 m2 100 2,800
53 lintel over last 9 m 175 1,575
54 temporary works to last 2 PS 500 1,000
55 make good floor and ceiling where last removed 7 m 90 630
56 provisional allowance for 3no additional openings 3 PS 6,005 18,015
57 strip out mezzanine floors surrounding courtyard 101 m2 150 15,150
58 cut opening in 2B external wall 114 m2 80 9,120
59 lintel over last 32 m 150 4,800
60 temporary works to last 1 PS 2,000 2,000
61 make good floor and ceiling where last removed 29 m 80 2,320
62 pull down 1.5B wall 88 m2 70 6,160
63 lintel over last 25 m 130 3,250
64 temporary works to last 1 PS 1,000 1,000
65 make good floor and ceiling where last removed 22 m 70 1,540
66 take out door and frame 3 no 50 150
67 strip out sanitary fitting/cap off services 10 no 150 1,500
68 take out small set of steps 3 no 250 750
69 take out large set of steps 1 no 750 750
70 cut single door opening in 1B wall 4 m2 50 200
71 lintel over last 4 m 120 480
72 temporary works to last 2 PS 250 500
73 make good floor and ceiling where last removed 4 m 60 240
74 take out existing bar and fittings 1 no 1,000 1,000
75 take out raised floor to courtyard 60 m2 20 1,200
76 break out existing concrete floor slab 272 m2 25 6,800
77 excavate basement and remove 441 m3 75 33,075
78 new rc basement floor/tanking 272 m2 175 47,600
79 rc basement walls/tanking 125 m2 250 31,250
80 allow for underpinning existing walls 160 m 1,000 160,000
81 pull down brick extension over three floors 110 m3 175 19,250
82 take out existing window/brick up opening 3 no 450 1,350
Price & Myers
83 steel beams 0.75 tonne 2,750 2,063
84 cladding to last 17 m 150 2,550
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BUDGET ESTIMATE No.5
Item Element
Ref Description Quantity Unit Rate Total Total
£ £ £
15th September 2008
85 padstones 10 no 200 2,000
397,318
Town Hall Road
86 break out existing tarmac surface 120 m2 20 2,400
87 excavate to reduce levels and remove 120 m3 40 4,800
88 new paving 120 m2 75 9,000
89 take out existing metal ramp and clear away 1 no 1,000 1,000
Price & Myers
90 new 300 rc slab 120 m2 175 21,000
91 250 rc retaining wall 24 m2 250 6,000
92 coping to last 48 m 100 4,800
93 1200x300 rc base 48 m 300 14,400
HTA
94 allow for soft landscaping 1 Psum 5,000 5,000
68,400
Theatre Street
95 pull down low level brick walls 5 m 50 250
96 break out existing tarmac surface 40 m2 20 800
97 excavate to reduce levels and remove 40 m3 40 1,600
98 new sandstone paving 40 m2 90 3,600
99 cut opening in 3B external wall 12 m2 100 1,200
100 lintel over last 4 m 175 700
101 temporary works to last 1 PS 300 300
102 make good floor and ceiling where last removed 4 m 90 360
8,810
Ground Floor
103 strip out existing café and restaurant fittings 1 item 1,000 1,000
104 pull down lightweight partitions 410 m2 30 12,300
105 make good floor and ceiling where last removed 118 m 60 7,080
106 strip out sanitary fitting/cap off services 25 no 150 3,750
107 take out existing window/brick up opening 3 no 450 1,350
108 strip out mezzanine floors surrounding courtyard 101 m2 150 15,150
109 allow for temporary propping to retained façade in courtyard 1 PS 10,000 10,000
110 take out existing passenger lift 1 PS 2,000 2,000
111 pull down 1B walls to lift shaft 110 m2 60 6,600
112 strip out roof to lift shaft 7 m2 75 525
113 fill existing lift pit with mass concrete 10 m3 140 1,400
114 pull down single flight staircase GF-FF 1 no 1,000 1,000
115 ditto in timber 2 no 500 1,000
116 pull down false ceiling 38 m2 10 380
117 pull down structural wall 1B thick 36 m2 60 2,160
118 make good floor and ceiling where last removed 9 m 80 720
119 new steel beam over last 1.3 tonne 2,750 3,575
120 fittings to steel 0.13 tonne 3,000 390
121 cladding to last 17 m 150 2,550
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STAGE C-
BUDGET ESTIMATE No.5
Item Element
Ref Description Quantity Unit Rate Total Total
£ £ £
15th September 2008
122 temporary propping to last 1 PS 750 750
123 rc padstones 10 no 250 2,500
124 take out existing lintel 1 no 200 200
125 take out existing bar and fittings 1 no 500 500
126 take out raised floor 20 m2 25 500
Price & Myers
127 steel beams 0.6 tonne 2,750 1,650
128 cladding to last 12 m 150 1,800
129 padstones 4 no 200 800
81,630
First Floor
130 pull down rc balcony construction to Grand Hall/allow for temporary platform below 1 PS 10,000 10,000
131 allow for repairs to fabric around demolition 1 PS 5,000 5,000
132 take out Grand Hall roof access stairs and refix elsewhere 1 PS 3,000 3,000
133 pull down projection room buildings 50 m3 150 7,500
134 take out mono pitched roof construction to create new walkway 48 m2 150 7,200
135 temporary roof over last 48 m2 50 2,400
136 allow for making good structure around last 1 PS 2,500 2,500
137 take out existing window/brick up opening 5 no 450 2,250
138 strip out mezzanine floors surrounding courtyard 101 m2 150 15,150
139 pull down structural walls 1B thick 110 m2 60 6,600
140 make good floor and ceiling where last removed 22 m 80 1,760
141 new rc lintel over last 18 m 120 2,160
142 new steel beam over last 2.2 tonne 2,750 6,050
143 fittings to steel 0.22 tonne 3,000 660
144 cladding to last 22 m 150 3,300
145 temporary propping to last 1 PS 2,500 2,500
146 rc padstones 4 no 250 1,000
147 take out floor construction at change in level 7 m2 90 630
148 make good walls to last 1 PS 500 500
149 cut new double door opening in 1B wall 4 no 750 3,000
150 pull down lightweight partitions 760 m2 30 22,800
151 make good floor and ceiling where last removed 152 m 60 9,120
152 take out committee room fittings 1 PS 500 500
153 take out recreation room cupboard 1 no 200 200
154 adjust width of door opening in loadbearing 1B wall 1 no 500 500
155 strip out sanitary fitting/cap off services 23 no 150 3,450
156 strip out sundry fittings to wc's 1 PS 250 250
HTA
157 new opening 1.4x1.0m , glaze with mirror glass 2 no 750 1,500
158 ditto 2.8x1.0m 1 no 1,250 1,250
122,730
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BUDGET ESTIMATE No.5
Item Element
Ref Description Quantity Unit Rate Total Total
£ £ £
15th September 2008
Second floor/Roof
159 allow for clearing out attic space 232 m2 25 5,800
Roof to second floor office space
160 strip back existing slate roof coverings and set aside 170 m2 20 3,400
161 new steel trimmer beam 3.6 tonne 2,750 9,900
162 allow for temporary propping to last 1 PS 2,500 2,500
163 cladding to last 34 m 125 4,250
164 timber tie beam 34 m 100 3,400
165 rc padstones 2 no 150 300
166 cut back existing rafters 257 m 5 1,285
167 cut back existing boarding/battens etc 170 m2 15 2,550
168 infill joists/ridge/hip 354 m 12 4,248
169 sarnafil flat roof covering/plywood/insulation/vapour barrier 170 m2 125 21,250
170 vertical slate hanging/plywood/battens 54 m2 175 9,450
171 lead valley gutter 34 m 150 5,100
172 lead flashings 20 m 75 1,500
173 repairs to existing roof at junctions 1 PS 2,500 2,500
174 new rw goods 34 m 75 2,550
175 new rwp's 15 m 80 1,200
176 eaves 34 m 75 2,550
177 new roof over ramped area 12 m2 200 2,400
178 temporary roof 170 m2 35 5,950
179 allow for sundry demolitions to 2nd floor 1 PS 5,000 5,000
97,083
Lift shaft
180 form opening in existing floor for new lift/ trimming etc 4 no 3,000 12,000
12,000
Generally
181 remove existing seating, theatre fittings etc 1 Psum 10,000 10,000
10,000
1,727,954
NEW WORKS
Second Floor/Roof
182 new rc suspended slab 62 m2 120 7,440
183 paved finishes/ ceiling finish to last 62 m2 100 6,200
184 cut slot in existing brickwork to receive slab 48 m 60 2,880
185 timber loggia structure 1 PS 20,000 20,000
186 timber balustrade 48 m 250 12,000
187 permanent access ladder to rooflight 1 PS 1,000 1,000
188 timber ramps to corridor 2 PS 1,000 2,000
Bedrooms/Bathroom
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STAGE C-
BUDGET ESTIMATE No.5
Item Element
Ref Description Quantity Unit Rate Total Total
£ £ £
15th September 2008
189 new timber stud partition 285 m2 40 11,400
190 plasterboard and skim to walls 571 m2 20 11,420
191 insulation to walls 285 m2 8 2,280
192 timber skirtings 163 m 10 1,630
193 single f/r door and frame 6 no 900 5,400
194 ditto non f/r 2 no 800 1,600
195 sheet vinyl to bathrooms 32 m2 45 1,440
196 vinyl skirtings 39 m 15 585
197 wc 2 no 350 700
198 wh basin 3 no 300 900
199 shower tray/cubicle/fitting 2 no 1,200 2,400
200 bath 1 no 500 500
201 tr holder 2 no 60 120
202 hand drier 2 no 250 500
203 mirror 6 no 100 600
204 ceramic wall tiles 20 m2 75 1,500
205 new plasterboard ceiling/paint 140 m2 30 4,200
Roof areas
206 sedum roof to existing roof area 181 m2 200 36,200
207 balustrade to roof 7 m 250 1,750
208 new roof to lift shaft 32 m2 150 4,800
Stairs etc
209 rc stairs 1st to 2nd floors 2 flights 10,000 20,000
210 new ramp to walkway 1 no 2,000 2,000
211 rc stairs 1st to 2nd floors 2 flights 5,000 10,000
212 fireline board to existing walls with adhesive/ cut and fit around stairs 186 m2 35 6,510
213 new covered staircase to rear of Grand hall 1 PS 25,000 25,000
Office space
214 new plasterboard and skim ceiling to 2nd floor office 96 m2 25 2,400
215 ditto to walls 111 m2 23 2,553
216 new t&g boarding to second floor office 96 m2 30 2,880
217 timber skirtings to 2nd floor office 110 m 10 1,100
218 allow for finishes to remaining office areas 1 PS 10,000 10,000
Lift shaft (ground to 2nd floor)
219 1B wall to shaft 192 m2 110 21,120
220 opening in shaft at each floor level 4 no 250 1,000
221 rc lift pit 1 PS 25,000 25,000
222 allow for bwic with lift installation 4 PS 500 2,000
Additional bathrooms and wc's 4 no 5,320 21,280
223 new timber stud partition 65 m2 40 2,600
224 plasterboard and skim to walls 130 m2 20 2,600
225 insulation to walls 65 m2 8 520
226 timber skirtings 36 m 10 360
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BUDGET ESTIMATE No.5
Item Element
Ref Description Quantity Unit Rate Total Total
£ £ £
15th September 2008
227 single f/r door and frame 3 no 900 2,700
Replacement doors
228 single f/r door and frame 8 no 900 7,200
229 extra for historic door 4 no 500 2,000
230 double f/r door and frame 3 no 1,800 5,400
231 extra for historic door 2 no 1,000 2,000
Price & Myers
232 recreation room suspension points 4 Psum 1,500 6,000
233 200 rc slab to roof garden 40 m2 150 6,000
234 cranked portal frames to council chamber ceiling 2 tonnes 3,500 7,000
235 wic with last 1 PSum 3,000 3,000
HTA
236 Dormer window expansion to sw wing roof 1 PSum 30,000 30,000
371,668
First Floor
Courtyard area
237 new rc suspended slab 44 m2 120 5,280
238 paved finishes/ ceiling finish to last 44 m2 100 4,400
239 steel ledge angles to receive slab 0.6 tonnes 3,000 1,800
240 timber loggia structure 1 PS 15,000 15,000
241 timber balustrade 6 m 250 1,500
242 1B wall 29 m2 110 3,190
243 glazed window to atrium 25 m2 600 15,000
244 new pair doors 2 pair 1,600 3,200
245 allow for steel platform to connect staircases at roof level 1 PS 20,000 20,000
Members Library/Cloakroom
246 reinstate existing fireplaces 2 no 2,500 5,000
247 pair doors 4 pair 1,600 6,400
Unisex wc's (12 no), disabled wc (2no),showers (3no) disabled shower (1no)
248 new timber stud partition 325 m2 40 13,000
249 plasterboard and skim to walls 650 m2 20 13,000
250 insulation to walls 325 m2 8 2,600
251 timber skirtings 180 m 10 1,800
252 single door and frame 17 no 800 13,600
253 ditto double 1 no 1,600 1,600
254 ceramic wall tiling 12 m2 75 900
255 wc 12 no 350 4,200
256 wh basin 12 no 300 3,600
257 doc m pack 4 no 1,500 6,000
258 shower tray/cubicle/fitting 3 no 1,200 3,600
259 tr holder 15 no 60 900
260 hand drier 6 no 250 1,500
261 mirror 8 no 100 800
262 sheet vinyl to bathrooms 68 m2 45 3,060
Grand Hall
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BUDGET ESTIMATE No.5
Item Element
Ref Description Quantity Unit Rate Total Total
£ £ £
15th September 2008
263 new rc galley platform and balustrade 1 PS 50,000 50,000
Acoustic shutters
264 to Council Chamber windows 42 m2 250 10,500
265 extra for curved head 9 no 300 2,700
266 folding acoustic shutters 15 m2 300 4,500
267 extra for curved head 5 no 300 1,500
Lobby off Council Chamber
268 new timber stud partition 17 m2 40 680
269 plasterboard and skim to walls 34 m2 20 680
270 insulation to walls 17 m2 8 136
271 timber skirtings 10 m 25 250
272 fr doors 3 no 750 2,250
Council Chamber
273 chemical stripping to walls and ceilings of Council Chamber 1 PS 20,000 20,000
Replacement doors
274 single f/r door and frame 13 no 900 11,700
275 extra for historic door 7 no 500 3,500
276 double f/r door and frame 12 no 1,800 21,600
277 extra for historic door 6 no 1,000 6,000
Price & Myers
278 timber joisted suspended floor 25 m2 150 3,750
279 steel beams to gallery 0.8 tonne 2,750 2,200
280 cladding to last 16 m 250 4,000
281 padstones 2 no 200 400
297,276
Ground Floor
Mezzanine floor to old sanitary office
282 new mezzanine floor construction 70 m2 150 10,500
283 plasterboard soffit 70 m2 35 2,450
284 steel framing to mezzanine floor 1.5 tonne 2,750 4,125
285 fittings to last 0.15 tonne 3,000 450
286 cladding to steel 15 m 150 2,250
287 new timber stairs to mezzanine 1 PS 3,000 3,000
288 new timber stud partition 44 m2 40 1,760
289 plasterboard and skim to walls 88 m2 20 1,760
290 insulation to walls 44 m2 8 352
291 timber skirtings 24 m 22 528
292 pair double doors 1 no 1,600 1,600
293 balustrade 10 m 250 2,500
Courtyard area
294 glazed window to atrium 15 m2 600 9,000
295 extra over last for pair of doors 2 pair 1,250 2,500
296 pair doors 2 pair 1,600 3,200
297 Unisex wc's (17 no) 17 no 4,677 79,509
298 baby change to disabled wc 1 no 1,200 1,200
Kitchen and Bar
299 upgrading existing kitchen 1 PS 25,000 25,000
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BUDGET ESTIMATE No.5
Item Element
Ref Description Quantity Unit Rate Total Total
£ £ £
15th September 2008
300 new bar fittings 1 PS 25,000 25,000
301 bar floor coverings 38 m2 50 1,900
302 bar wall finishes 64 m2 50 3,200
303 bar ceiling finishes 38 m2 50 1,900
Reception areas
304 new glazed screen 11 m2 600 6,600
305 extra for single door 1 no 750 750
306 new external steps 1 no 10,000 10,000
307 new external ramps 34 m2 125 4,250
308 new concrete plinth 600 thick 47 m2 150 7,050
309 formwork to sides of last 70 m 35 2,450
310 metal balustrade 31 m 250 7,750
311 new box office and reception fittings 1 PS 12,500 12,500
312 new control room 1 PS 10,000 10,000
313 stairs up to last 1 PS 3,000 3,000
314 platform lift to last 1 PS 10,000 10,000
315 New bathroom adjacent control room 1 PS 7,500 7,500
Studio
316 allow for general overhaul/upgrade 70 m2 150 10,500
Theatre Street elevation
317 new pair of doors 2 pair 1,500 3,000
North elevation
318 new glazed screen to north elevation 15 m2 750 11,250
319 extra over last for pair of doors 1 pair 1,500 1,500
Grand Hall trusses
320 steel strengthening to existing trusses 14 no 3,000 42,000
Replacement doors
321 single f/r door and frame 18 no 900 16,200
322 extra for historic door 9 no 500 4,500
323 double f/r door and frame 17 no 1,800 30,600
324 extra for historic door 8 no 1,000 8,000
Price & Myers
325 timber joisted suspended floor 43 m2 150 6,450
326 325 rc slab to courtyard 88 m2 200 17,600
HTA
327 black out shutters to windows 2.4x1.2m 24 no 450 10,800
328 ditto to arched windows 3.0x2.6m 11 no 1,500 16,500
329 dressing room pods 6 no 2,500 15,000
330 fold down bed 12 no 500 6,000
465,434
Lower Ground Floor
331 Dressing room fit out 2 PS 15,000 30,000
332 platform lift 1 PS 10,000 10,000
Grand Hall
333 large acoustic doors 1 PS 7,500 7,500
334 small ditto 1 PS 6,000 6,000
335 provisional allowance for 3 pairs of additional acoustic doors 3 PS 7,500 22,500
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BUDGET ESTIMATE No.5
Item Element
Ref Description Quantity Unit Rate Total Total
£ £ £
15th September 2008
External access
336 steps up 1 PS 5,000 5,000
337 allow for lowered area adjustments to provide access 1 PS 10,000 10,000
Skull room
338 mezzanine floor 20 m2 175 3,500
339 balustrade to last 9 m 250 2,250
340 stairs to lst 1 PS 3,000 3,000
341 Unisex wc's (12 no) 12 no 5,320 63,840
342 baby change to disabled wc 1 no 1,200 1,200
343 Bathroom 1 no 5,000 5,000
Loading bay
344 platform lift 1 no 20,000 20,000
345 stairs 1 PS 2,500 2,500
346 concertina type doors 1 PS 20,000 20,000
347 single fr door 1 no 1,250 1,250
348 pair doors 1 pair 1,600 1,600
Kitchen and Bar
349 new kitchen and bar area adjacent Grand Hall 1 PS 60,000 60,000
350 pair doors 2 pair 2,000 4,000
Replacement doors
351 single f/r door and frame 14 no 900 12,600
352 extra for historic door 7 no 500 3,500
353 double f/r door and frame 11 no 1,800 19,800
354 extra for historic door 6 no 1,000 6,000
Refurbishment and upgrade of existing Grand Hall wc's 1 PS 50,000 50,000
371,040
Lower Hall Ground
Reception
355 new entrance lobby and fittings 1 PS 10,000 10,000
356 Unisex wc's (7 no) 7 no 4,677 32,739
357 baby change to disabled wc 1 no 1,200 1,200
Kitchen
358 new catering/staff kitchen 1 PS 30,000 30,000
Lower Hall
359 pairs of glazed fr doors 4 pair 2,500 10,000
Chair store
360 chair lift 1 PS 15,000 15,000
361 reduce level of existing floor and recast slab 1 PS 50,000 50,000
Replacement doors
362 single f/r door and frame 10 no 900 9,000
363 extra for historic door 5 no 500 2,500
364 double f/r door and frame 7 no 1,800 12,600
365 extra for historic door 4 no 1,000 4,000
HTA
366 relocate organ plant room 1 Psum 15,000 15,000
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BUDGET ESTIMATE No.5
Item Element
Ref Description Quantity Unit Rate Total Total
£ £ £
15th September 2008
192,039
3,425,411
ACOUSTICS367 sliding folding door to stage organ box 1 PS 25,000 25,000
368 120mm gyproc shaftwall to rooflights 3 no 750 2,250
369 50mm fabric panels to Grand Hall walls 200 m2 60 12,000
370 double folded heavy curtains 1 PS 5,000 5,000
371 secondary glazing to Town Hall Road windows with curved head 6 no 2,500 15,000
372 secondary glazing to Town Hall Road windows 4 no 900 3,600
62,850
SERVICES373 S&C cost plan rev 2 1 PS 2,792,375 2,792,375
374 allow additional cost of lift 1 PS 50,000 50,000
375 allow for stripping out redundant services 1 PS 50,000 50,000
376 ventilation to gf café/kitchen 1 PS 30,000 30,000
2,922,375
THEATRE PRODUCTION SYSTEMSas Charcoalblue July 2008
Council Chamber
377 stage lighting 1 PS 107,000 107,000
378 audio visual 1 PS 162,000 162,000
379 staging equipment 1 PS 144,000 144,000
Grand Hall
378 stage lighting 1 PS 132,000 132,000
379 audio visual 1 PS 196,000 196,000
380 staging equipment 1 PS 144,000 144,000
Recreation Room
381 stage lighting 1 PS 50,000 50,000
382 audio visual 1 PS 43,000 43,000
383 staging equipment 1 PS 35,000 35,000
General Office
384 stage lighting 1 PS 45,000 45,000
385 audio visual 1 PS 43,000 43,000
386 staging equipment 1 PS 14,000 14,000
Plug and Play
387 stage lighting 1 PS 57,000 57,000
388 audio visual 1 PS 80,000 80,000
389 Buildingwide systems 1 PS 170,000 170,000
1,422,000
BELOW GROUND DRAINAGE390 Below ground drainage alterations 1 PS 50,000 50,000
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BATTERSEA ARTS CENTRE
STAGE C-
BUDGET ESTIMATE No.5
Item Element
Ref Description Quantity Unit Rate Total Total
£ £ £
15th September 2008
50,000
MAINTENANCE
As BAC report and Budget costs February 2008
391 roof slates and tiles
392 flashings
393 roof chimneys 1 PS 20,000 20,000
394 roof turrets 1 PS 25,000 25,000
395 flat roofs and parapets
396 guttering
397 windows 1 PS 60,000 60,000
398 skylight to theatre foyer 1 PS 25,000 25,000
399 dome to Grand Hall foyer 1 PS 25,000 25,000
400 brickwork and pointing 1 PS 15,000 15,000
401 masonry and stonework 1 PS 160,000 160,000
402 internal redecoration to Grand Hall 1 PS 50,000 50,000
403 flooring repairs 1 PS 20,000 20,000
404 staircases 1 PS 6,000 6,000
405 electrics rewiring
406 heating
407 basement areas plaster repair 1 PS 5,000 5,000
411,000
8,293,636
PRELIMINARIES/SITE COSTS408 weekly site costs 182 weeks 4,000 728,000
409 internal screens etc 1 PS 20,000 20,000
410 scaffolding externally 1 PS 300,000 300,000
411 birdcage scaffold to Council Chamber and Grand Hall 1 PS 75,000 75,000
412 small plant etc 1 PS 50,000 50,000
413 craneage for roof steelwork 1 PS 10,000 10,000
1,183,000
9,476,636
MAIN CONTRACTORS RETURN414 Overheads & Profit say 7.5% 710,748
10,187,383
CONTINGENCY
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BATTERSEA ARTS CENTRE
STAGE C-
BUDGET ESTIMATE No.5
Item Element
Ref Description Quantity Unit Rate Total Total
£ £ £
15th September 2008
415 Design and price say 10% 1,018,738
11,206,122
INFLATION416 during contract 4Q 2008 to 1Q 2012 say 25% 1,400,765
12,606,887
ANTICIPATED CONSTRUCTION COST say £ 12,610,000
the following are excluded from the above:-
417 professional fees
418 statutory fees
419 vat
420 party wall awards and costs
421 abnormal ground conditions
422 built in wardrobes to bedrooms
423 decorations and redecorations
424 carpets
425 loose fittings, furnishings etc
426 kitchen crockery,cutlery,utensils etc
Cost Commentary
At this feasibility Stage C- of the project we anticipate basic building costs to be in the order of £10.2 million inclusive of the maintenance
costs identified by the BAC Surveyors which could be carried out as part of these development works to take advantage of scaffolding etc.
A separate Contingency provision of 10% has been added to cover development of the design and pricing risk, together with an allowance for
inflation for when the works are programmed to take place. At this time there are no published indices for anticipated building cost inflation
as far ahead as 20012 but there will inevitably be some influence from the effect on the construction industry of the 2012 London Olympics
but the initial stages of the works should benefit from the current economic malaise which should benefit BAC.
At today's prices, a building cost/m2 in the order of £1,850 has been identified but please note the list of exclusions from these costs,
particularly any decoration or redecoration, carpets etc.
As the design evolves through the RIBA work stages, a detailed cost plan will be prepared against which the project costs can be monitored and
controlled and will identify areas where savings can be sought or separate funding obtained.
Risks to the Client include future inflation, development of the design, defects in the existing building structure and ground conditions,
together with the day to day logistics of maintaining activities in the building.
At present, these costs represent a Building Contract budget and we will assist in preparing an overall Development Budget when allowances for
Professional and Statutory fees, loose firttings, furniture etc and VAT can be identified.
Finally, VAT will represent a significant additional cost if BAC operate as a Charity and are not registered for VAT. We strongly recommend
that advice is sought from your Accountants as it might be possible to carry out some of this work through a 'Development' Company
and reduce the VAT liability.
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133
Appendices
134
Appendix 1 Conservation Strategy Sensitivity drawings
Lower Hall
Low sensitivity
Medium sensitivity
High sensitivity
135
Grand Hall
136
Ground
137
First
138
Second
139
Elevations
140
141
Sections
142
143
Appendix 2 Existing building Survey drawings
144
145
146
147
148
149
150
151
152
153
154
155
Appendix 3 Stage C- demolition drawings
156
157
158
159
160
161
162
Battersea Arts Centre, a Company Limited by Guarantee.
Registered address: BAC, Lavender Hill, London, SW11 5TN.
Registered in England & Wales no: 1569115.
Registered Charity no: 282857 VAT no. 744 489594